Document:

<PAGE>
                                                                   Exhibit 10.33

                      DATED THE __ DAY OF ____________ 2004

                                 JENNIFER DUNNE

                                       AND

                          CASTLE BRANDS SPIRITS COMPANY

                                     LIMITED

                                    SUB-LEASE

                     FOR LETTING OF PREMISES AT FIRST FLOOR,

                                 VICTORIA HOUSE,

                            HADDINGTON ROAD, DUBLIN 4

                                  Gill Traynor
                                   Solicitors
                              39/41 Sundrive Road,
                                    DUBLIN 12
<PAGE>
THIS INDENTURE OF SUB-LEASE made the __ day of June 2004 BETWEEN (1) JENNIFER
DUNNE of 39 Hampton Park, St. Helen's, Booterstown, County Dublin (hereinafter
called "The Landlord" which expression shall where the context so admits or
requires include her executors administrators and assigns)

AND

(2) CASTLE BRANDS SPIRITS COMPANY LIMITED a limited liability company having its
registered office at 4 Herbert Place Herbert Street Dublin 2 (hereinafter called
"the Tenant" which expression shall where the context so admits or requires
include its successors and permitted assigns)

WITNESSETH as follows:

A.   In this Lease and In any Schedules hereto the following expressions shall
     have the meaning assigned to them respectively that is to say:

     "the landlord" shall include the person or persons for the time being
     entitled to the reversion immediately expectant on the determination of the
     Term.

     "the tenant" shall include the Tenant's successors in title and permitted
     assigns.

     "the demised premises" means the premises demised by this sub-lease as more
     particularly described in the First Schedule hereto and shall be deemed to
     include the fixtures and fittings and rights hereby demised.

     "the rent" means the yearly sums set out in the Second Schedule hereto.

     "the term" means the term of 4 years and 9 months commencing on the 31st
     May 2004 and expiring on the 28th February 2009.

     "the head lease" means the Lease dated the 21st day of May 2004 made
     between (1) Sean Dunne of the First Part, (2) Victoria House Management
     Company Limited of the Second Part and (3) the Landlord of the Third Part.

     "the superior landlord" means the person or persons for the time being
     entitled to the reversion immediately expectant on the determination of the
     Head Lease.

The masculine shall include the feminine and neuter and vice versa and the
singular, the plural and vice versa.

Where obligations are undertaken by more than a single person same shall be
deemed to be joint and several obligations.

Any covenant by the Tenant not to do or omit an act or thing shall be construed
as if it were a covenant not to do or omit or permit or suffer such act or thing
to be done or omitted.
<PAGE>
B.   In consideration of the Rent and of the other payments to be hereby made
     and of the covenants on the part of the Tenant and conditions hereinafter
     contained the Landlord HEREBY DEMISES unto the Tenant ALL THAT AND THOSE
     the Demised Premises together with the rights therein specified excepting
     and reserving as therein provided TO HOLD the same unto the Tenant for the
     Term YIELDING AND PAYING therefor yearly and proportionately for any
     fraction of a year the Rent such Rent to be paid by equal quarterly
     payments in advance on the 31st day of May, 31st day of August, 30th day of
     November and 28th day of February in each year of the term hereby granted
     by Banker's Order or such other method as the Landlord may reasonably
     require, the first of such quarterly payments (if not already made) to be
     made on the execution hereof.

C.   The Tenant hereby covenants with the Landlord as follows:

     1.   To pay the Rent on the days and in the manner herein prescribed
          without any deductions.

     2.   Notwithstanding Clause C5 hereunder, to pay to the Landlord (or to the
          person or company nominated by the Landlord) from time to time on
          demand without any deduction or abatement the sum payable by the
          Landlord to the Superior Landlord pursuant to the Head Lease in
          respect of Insurance premium and Service Charge in respect of the
          Demised Premises (as defined in the Head Lease) payable by the
          Landlord to the Superior Landlord on foot of the Head Lease.

     3.   To pay to the Landlord on demand without any deductions such amounts
          as may be incurred in the procurement and provision of services
          including, but not limited to, security services, security alarm fire
          extinguishers and such other services as the Landlord shall from time
          to time deem necessary.

     4.   To pay and discharge to the Landlord pending a separate valuation of
          the Demised Premises (if such be the case) all rates, taxes, duties,
          charges, assessment, Impositions and outgoings whatsoever whether
          parliamentary, parochial, local or of any other description (and
          whether or not of an entirely novel character) which are now or may at
          any time hereafter be charged, taxed, assessed, levied or imposed upon
          or payable in respect of the Demised Premises on demand.

     5.   To pay to the suppliers thereof all charges for electricity and
          telephone (including meter rents) consumed in the Demised Premises
          during the term.

     6.   To comply with the covenants and obligations on the part of the
          Landlord contained in the Sixth Schedule to the Head Lease (save for
          the rent thereby reserved and other payments thereby covenanted to be
          made and save for the covenants at Clauses 3, 4, 5, 6, 14, 15, 16, 17,
          18, 19 and 20 thereof) in so far as the same relate to the Demised
          Premises and to keep the interior of the Demised Premises (excluding
          any structural parts of the Demised Premises) including the glass in
          the windows, all locks, sash cords, electric, gas, telephone, central
          heating system, air conditioning systems and other fittings and
          installations, cables and all
<PAGE>
          additional fittings, drainage and sanitary fittings, appliances and
          pipes in good and tenantable repair order condition but excluding
          damage caused by or arising from any of the insured risks, save where
          the insurance has been rendered void by the action or default of the
          Tenant and to keep the Landlord effectually indemnified against all
          claims in respect thereof and to keep the windows and chimneys clean
          and keep clean and free from blockages, wash basins, lavatory basins,
          drains, sewers and gulley traps serving the Demised Premises and pay
          for any damage thereto or expenses of cleaning the same caused by the
          negligence of or the misuse by the Tenant, his licencees, servants or
          agents.

     7.   To pay to the Landlord the stamp duty on this Lease and Counterpart
          thereof.

     8.   To yield up the Demised Premises (including all fixtures and fittings
          therein and in particular the floor coverings thereof) on expiry or
          sooner determination of the Term in its present state end condition
          and to make good all damage occasioned.

     9.   (a)  Not to transfer assign underlet mortgage charge hold in trust for
               another part with nor share possession or control or occupation
               of part only of the Demised Premises without the prior consent in
               writing (which shall not be unreasonably withheld) of the
               Landlord and the Superior Landlord and not to hold in trust for
               another part with nor share possession or control or occupation
               of the whole of the Demised Premises.

          (b)  Not to transfer assign underlet mortgage or charge the whole of
               the Demised Premises without the prior consent in writing (which
               shall not be unreasonably withheld) or the Landlord and the
               Superior Landlord.

     10.  Not without prior consent in writing of the Landlord to make any
          alterations to the Demised Premises whatsoever save in accordance with
          the provisions and procedures set out in the Head Lease and save for
          such alterations agreed/approved in advance and in accordance with
          such specifications submitted to the Landlord prior to the execution
          of this sub-lease and on expiry or sooner determination hereof to
          yield up the Demised Premises fully reinstated to its present state
          and condition in accordance with clause 8 hereof.

     11.  Not to use or occupy or allow to be used or occupied the Demised
          Premises otherwise than for the purpose of the provision of and the
          marketing and sale of Alcoholic Spirits and such related office and
          commercial business and for general commercial offices.

     12.  To pay to the Landlord any VAT payable on the Rent payable under this
          Lease.

D.   It is hereby agreed and declared by and between the Landlord and Tenant as
     follows:

     1.   All rights hereby reserved to and covenants made with the Landlord
          shall be deemed to extend to the Superior Landlord.
<PAGE>
     2.   This Lease is granted subject to the provisos contained at the First
          Schedule of the Head Lease mutatis mutandis in so far as the same
          relate to the Demised Premises.

     3.   For a period of six months before the expiry of the term hereby
          created commencing 31st May 2004 to permit the Landlord or agent
          appointed by the Landlord access to the premises with prospective
          tenants/assignees at all reasonable times and a reasonable notice to
          the Tenant causing minimal obstruction to the Tenant's business for
          the purpose of re-letting same.

     4.   That if the rent hereby reserved or any part thereof shall be unpaid
          for twenty-one days after becoming payable (whether formally demanded
          or not) or if any covenant on the Tenant's part to be performed or
          observed is breached it shall be lawful for the Landlord at any time
          thereafter to re-enter upon the premises in the name of the whole and
          thereupon this Lease shall absolutely determine but without prejudice
          to any claim by the Landlord in respect of any antecedent breach of
          any covenant or provision herein contained.

E.   The Landlord covenants with the Tenant:

     1.   That so long as the Tenant complies with the covenants on its part
          herein contained the Tenant may enjoy the Demised Premises peaceably
          during the term without any interruption by the Landlord.

     2.   To pay the rent reserved under the Head Lease.

IT IS HEREBY CERTIFIED:

1.   That the consideration of for this Lease is wholly attributable to property
     which is not residential property and that the transaction effected by this
     instrument does not form part of a larger transaction or series of
     transactions in respect of which the amount or value or the aggregate
     amount or value of the consideration (other than rent) which is not
     residential property exceeds E10,000.00.

2.   That Section 53 (Lease combined with Building Agreement for dwelling
     house/apartment) of the Slamp Duties Consolidation Act 1999 does not apply
     to this instrument.

3.   That the Demised Premises are situate in the County Borough of Dublin.

4.   That for the purposes of Section 29 of the Companies Act, 1990 that the
     Landlord and the Tenant are not bodies corporate connected with one another
     in a manner which would require this transaction to be ratified by
     resolution of either.

IN WITNESS whereof the parties hereto have executed this Lease the day and year
first herein written.
<PAGE>
                                 FIRST SCHEDULE
                             (The Demised Premises)

ALL THAT AND THOSE office premises comprising the entire first floor of Victoria
House, Haddington Road, Dublin 4 being the hereditaments and premises comprised
in and demised by the Head Lease and more particularly described in the Third
Schedule thereto EXCEPTING AND RESERVING unto the Landlord and the Superior
Landlord the exceptions and reservations excepted and reserved in the Head Lease
and excepting and reserving unto the Landlord and the Superior Landlord and such
others as may be authorized by the Landlord from time to time the right of
ingress, egress and regress in through and from the Demised Premises in the
event of an emergency.

                                 SECOND SCHEDULE
                                   (The Rent)

     E80,000.00 per annum for the first year of the Term;
     E114,000.00 for the second year of the Term;
     E114,000.00 for the third year of the Term;
     E114,000.00 for the fourth year of the Term; and
     E85,612.00 for the last 9 months of the Term.

SIGNED SEALED AND DELIVERED
By the Landlord in the presence of

PRESENT when the Common Seal of
the TENANT was affixed hereto:

                                        /s/ David Phelan
                                        ----------------------------------------
                                        Director

                                        /s/ Patrick Rigney
                                        ----------------------------------------
                                        Director/Secretary<PAGE>
                                                                   Exhibit 10.34

                                 (CRESCENT LOGO)

                                  OFFICE LEASE

                                     BETWEEN

                CRESCENT REAL ESTATE EQUITIES LIMITED PARTNERSHIP

                                  ("LANDLORD")

                                       AND

                          GREAT SPIRITS COMPANY L.L.C.

                                   ("TENANT")
<PAGE>
                                Table of Contents

<TABLE>
<CAPTION>
                                                                            PAGE
                                                                            ----
<S>                                                                         <C>
1.  Basic Lease Information..............................................     1
2.  Lease Grant..........................................................     2
3.  Term: Adjustment of Commencement Date; Possession....................     2
4.  Rent.................................................................     3
5.  Compliance with Laws: Use............................................     6
6.  Security Deposit.....................................................     7
7.  Services to be Furnished by Landlord.................................     7
8.  Use of Electrical Services by Tenant.................................     8
9.  Leasehold Improvements...............................................     8
10. Repairs and Alterations..............................................     9
11. Entry by Landlord....................................................    10
12. Assignment and Subletting............................................    10
13. Liens................................................................    11
14. Indemnity and Waiver of Claims.......................................    11
15. Insurance............................................................    12
16. Waiver of Subrogation................................................    12
17. Casualty Damage......................................................    13
18. Condemnation.........................................................    13
19. Events of Default....................................................    13
20. Remedies.............................................................    14
21. Limitation of Liability..............................................    16
22. No Waiver............................................................    16
23. Tenant's Right to Possession.........................................    16
24. Relocation...........................................................    16
25. Holding Over.........................................................    16
26. Subordination to Mortgages: Estoppel Certificate.....................    17
27. Attorneys' Fees......................................................    17
28. Notice...............................................................    17
29. Reserved Rights......................................................    18
30. Surrender of Premises................................................    18
31. Hazardous Materials..................................................    18
32. Miscellaneous........................................................    19
</TABLE>

EXHIBITS AND RIDERS

<TABLE>
<S>           <C>
EXHIBIT A-1   OUTLINE AND LOCATION OF PREMISES
EXHIBIT A-2   LEGAL DESCRIPTION OF PROPERTY
EXHIBIT B     RULES AND REGULATIONS
EXHIBIT C     COMMENCEMENT LETTER
EXHIBIT D     WORK LETTER
EXHIBIT E     PARKING AGREEMENT

RIDER NO. 1   OPTION TO EXTEND
</TABLE>

                                        i
<PAGE>
                                  OFFICE LEASE

     This Office Lease (the "Lease") is entered into, and shall be effective, as
of the 24th day of February, 2000 (the "Effective Date"), by and between
CRESCENT REAL ESTATE EQUITIES LIMITED PARTNERSHIP, a Delaware limited
partnership ("Landlord") and GREAT SPIRITS COMPANY L.L.C., a Delaware limited
liability company ("Tenant").

1. BASIC LEASE INFORMATION. The key business terms used in this Lease are
defined as follows:

     A. "Building" shall mean the building located at 1331 Lamar, Houston, Texas
77010, and commonly known as "4 Houston Center".

     B. "Rentable Square Footage of the Building" is deemed to be 674,246 square
feet.

     C. "Premises" shall mean the area shown on EXHIBIT A-1 to this Lease. The
Premises are located on floor eleven and known as suite number 1125. The
"Rentable Square Footage of the Premises" is deemed to be 1,016 square feet. If
the Premises include one or more floors in their entirety, all corridors and
restroom facilities located on such full floor(s) shall be considered part of
the Premises. Landlord and Tenant stipulate and agree that the Rentable Square
Footage of the Building and the Rentable Square Footage of the Premises are
correct and shall not be remeasured.

     D. "Base Rent":

<TABLE>
<CAPTION>
                                    Annual Rate      Monthly
            Period                Per Square Foot   Base Rent
            ------                ---------------   ---------
<S>                               <C>               <C>
April 1, 2000 to March 31, 2001       $15.28        $1,293.71
</TABLE>

     E. "Tenant's Pro Rata Share" is equal to the Rentable Square Footage of the
Premises divided by the Rentable Square Footage of the Building and currently
equals .001506868%.

     F. "Term": The period of 12 months starting on the Commencement Date.

     G. "Commencement Date": April 1, 2000.

     H. "Security Deposit": None.

     I. "Guarantor(s)": None.

     J. "Permitted Use": Office and related uses.

     K. "Notice Addresses":

     Tenant:

     On or after the Commencement Date, notices shall be sent to Tenant at the
Premises. Prior to the Commencement Date, notices shall be sent to Tenant at the
following address:
<PAGE>
     1331 Lamar, Suite 900
     Houston, Texas 77010
     Attention: Vicki Arbuthnot
     Telephone: (713) 750-0033
     Facsimile: (713) 756-6150
     Landlord:                       With a copy to:

     Crescent Real Estate Equities   Post Oak Central
     Limited Partnership
     909 Fannin, Suite 100           2000 Post Oak Blvd., Suite 1950
     Houston, Texas 77010            Houston, Texas 77056
     Attention: Property Manager     Attn: Director of Asset Management
     Telephone: (713) 655-5505       Houston Region
     Facsimile: (713) 652-2041

     L. "Rent Address": Rent (defined in SECTION 4.A.) is payable to the order
of Crescent Real Estate Equities Limited Partnership at the following address:
P.O. Box 844785, Dallas, Texas 75284-4785 or by wire transfer to Bank of
America, Dallas, Texas, ABA# 111-0000-25, Account #163-076-7129.

     M. "Business Day(s)" are Monday through Friday of each week, exclusive of
New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, the
day after Thanksgiving and Christmas Day ("Holidays"). Landlord may designate
additional Holidays, provided that the additional Holidays are commonly
recognized by other office buildings in the area where the Building is located.

     N. "Landlord Work" means the work, if any, that Landlord is obligated to
perform in the Premises pursuant to a separate work letter agreement (the "Work
Letter"), if any, attached as EXHIBIT D. If a Work Letter is not attached to
this Lease or if an attached Work Letter does not require Landlord to perform
any work, the occurrence of the Commencement Date shall not be conditioned upon
the performance of work by Landlord and, accordingly, SECTION 3.B shall not be
applicable to the determination of the Commencement Date.

     O. "Law(s)" means all applicable statutes, codes, ordinances, orders, rules
and regulations of any municipal or governmental entity, now or hereafter
adopted, including but not limited to the Americans with Disabilities Act
("ADA") and all laws pertaining to the environment, including but not limited to
the Comprehensive Environmental Response, Compensation and Liability Act, as
amended, 42 U.S.C. Sections 9601 et. seq. ("CERCLA").

     P. "Normal Business Hours" for the Building are 7:30 A.M. to 6:00 P.M. on
Business Days and 9:00 A.M. to 1:00 P.M. on Saturdays.

     Q. "Property" means the Building and the parcel(s) of land on which it is
located as more fully described on EXHIBIT A-2 together with all other buildings
and improvements located thereon; and at Landlord's discretion, the Building
garage and other improvements serving the Building, if any, and the parcel(s) of
land on which they are located.

2. LEASE GRANT. Landlord leases the Premises to Tenant and Tenant leases the
Premises from Landlord, together with the right in common with others to use any
portions of the Property that are designated by Landlord for the common use of
tenants and others, such as sidewalks, common corridors, elevator foyers,
restrooms, vending areas and lobby areas (the "Common Areas").

3. TERM: ADJUSTMENT OF COMMENCEMENT DATE; POSSESSION.

     A. TERM. The term of this Lease shall commence on the Effective Date and,
unless terminated early in accordance with this Lease, continue through the last
day of the Term specified in SECTION 1.F. (the "Expiration Date"). However, if
Landlord is required to Substantially Complete (defined in SECTION 3.B.) any
Landlord Work prior to the Commencement Date under the terms of a Work Letter:
(1) the date set forth in SECTION 1.G. as the "Commencement Date" shall instead
be defined as the "Target Commencement Date" by which date Landlord will

                                       2
<PAGE>
use reasonable efforts to Substantially Complete the Landlord Work; and (2) the
actual "Commencement Date" shall be the date on which the Landlord Work is
Substantially Complete, as determined pursuant to SECTION 3.B. In such
circumstances, the Expiration Date will instead be postponed by the number of
days between the Target Commencement Date and the actual Commencement Date. If
Landlord is delayed in delivering possession of the Premises or any other space
due to any reason, including Landlord's failure to Substantially Complete the
Landlord Work by the Target Commencement Date, the holdover or unlawful
possession of such space by any third party, or for any other reason, such delay
shall not be a default by Landlord, render this Lease void or voidable, or
otherwise render Landlord liable for damages. If Landlord is so delayed and was
not required to Substantially Complete the Landlord Work before the Commencement
Date, the Commencement Date shall be postponed until the date Landlord delivers
possession of the Premises to Tenant free from occupancy by any third party, and
the Expiration Date shall be postponed by an equal number of days. Promptly
after the determination of the Commencement Date, Landlord and Tenant shall
enter into a commencement letter agreement in the form attached as EXHIBIT C. If
Tenant fails to execute such commencement letter agreement, the Commencement
Date shall be deemed to be the date on which the Landlord Work is Substantially
Complete or the date that Landlord delivered possession of the Premises to
Tenant as set forth above. Notwithstanding any other provision of this Lease to
the contrary, if the Expiration Date would occur on a date other than the last
day of a calendar month, then the Expiration Date shall be automatically
extended to the last day of such calendar month.

     B. SUBSTANTIAL COMPLETION. The Landlord Work shall be deemed to be
"Substantially Complete" on the date that all Landlord Work has been performed,
other than any details of construction, mechanical adjustment or any other
similar matter, the noncompletion of which does not materially interfere with
Tenant's use or occupancy of the Premises. However, if Landlord is delayed in
the performance of the Landlord Work as a result of any Tenant Delay(s) (defined
below), the Landlord Work shall be deemed to be Substantially Complete on the
date that Landlord could reasonably have been expected to Substantially Complete
the Landlord Work absent any Tenant Delay. "Tenant Delay" means any act or
omission of Tenant or its agents, employees, vendors or contractors that
actually delays the Substantial Completion of the Landlord Work, including,
without limitation: (1) Tenant's failure to furnish information or approvals
within any time period specified in this Lease, including the failure to prepare
or approve preliminary or final plans by any applicable due date; (2) Tenant's
selection of equipment or materials that have long lead times after first being
informed by Landlord in writing that the selection may result in a delay; (3)
changes requested or made by Tenant to previously approved plans and
specifications; or (4) performance of work in the Premises by Tenant or Tenant's
contractor(s) during the performance of the Landlord Work.

     C. ACCEPTANCE OF PREMISES. Subject to Landlord's obligation, if any, to
perform Landlord Work, Landlord's repair obligations under SECTION 10.B., and
any latent defects in the Premises or the Landlord Work of which Tenant notifies
Landlord within one year of taking possession and occupancy of the Premises, the
Premises are accepted by Tenant in "as is" condition and configuration. By
taking possession of the Premises, Tenant agrees that the Premises are in good
order and satisfactory condition, and that there are no representations or
warranties by Landlord regarding the condition of the Premises or the Building.

     D. POSSESSION OF PREMISES PRIOR TO COMMENCEMENT DATE. Tenant shall not take
possession of the Premises prior to the Commencement Date except with the prior
written consent of Landlord. If Tenant takes possession of the Premises or
commences business activities at the Premises before the Commencement Date with
Landlord's permission, such possession and occupancy shall be subject to the
terms and conditions of this Lease and Tenant shall pay Rent (defined in SECTION
4.A.) to Landlord for each day of possession before the Commencement Date.
However, except for the cost of services requested by Tenant (e.g., freight
elevator usage), Tenant shall not be required to pay Rent for any days of
possession before the Commencement Date during which Tenant, with the written
consent of Landlord, is in possession of the Premises for the sole purpose of
performing improvements or installing furniture, equipment or other personal
property.

4. RENT.

     A. PAYMENTS. As consideration for this Lease, commencing on the
Commencement Date, Tenant shall pay Landlord, without any setoff or deduction,
the total amount of Base Rent and Additional Rent due for the Term. "Additional
Rent" means all sums (exclusive of Base Rent) that Tenant is required to pay
Landlord. Additional Rent and Base Rent are sometimes collectively referred to
as "Rent." Tenant shall pay and be liable for

                                       3
<PAGE>
all rental, sales and use taxes (but excluding income taxes), if any, imposed
upon or measured by Rent under applicable Law. Base Rent and recurring monthly
charges of Additional Rent shall be due and payable in advance on the first day
of each calendar month without notice or demand, provided that the installment
of Base Rent for the first full calendar month of the Term shall be payable upon
the execution of this Lease by Tenant. All other items of Rent shall be due and
payable by Tenant on or before 30 days after billing by Landlord. All payments
of Rent shall be by good and sufficient check or by other means (such as
automatic debit or electronic transfer) acceptable to Landlord. If the Term
commences on a day other than the first day of a calendar month, the monthly
Base Rent and the OE Payment (defined in SECTION 4.B.) for the month shall be
prorated on a daily basis based on a 360 day calendar year. Landlord's
acceptance of less than the correct amount of Rent shall be considered a payment
on account of the earliest Rent due. No endorsement or statement on a check or
letter accompanying a check or payment shall be considered an accord and
satisfaction, and either party may accept such check or payment without such
acceptance being considered a waiver of any rights such party may have under
this Lease or applicable Law. Tenant's covenant to pay Rent is independent of
every other covenant in this Lease.

     B. OPERATING EXPENSES. Tenant shall pay Tenant's Pro Rata Share of the
amount of Operating Expenses (defined in SECTION 4.D.) for each calendar year
during the Term (the "OE Payment"). No later than January 1 of each calendar
year, Landlord shall provide Tenant with a good faith estimate of the OE Payment
for such calendar year during the Term. On or before the first day of each
month, Tenant shall pay to Landlord a monthly installment equal to one-twelfth
of Landlord's estimate of the OE Payment. If Landlord determines that its good
faith estimate of the OE Payment was incorrect, Landlord may provide Tenant with
a revised estimate. After its receipt of the revised estimate, Tenant's monthly
payments shall be based upon the revised estimate. If Landlord does not provide
Tenant with an estimate of the OE Payment by January 1 of a calendar year,
Tenant shall continue to pay monthly installments based on the most recent
estimate(s) until Landlord provides Tenant with the new estimate. Upon delivery
of the new estimate, an adjustment shall be made for any month for which Tenant
paid monthly installments based on the previous year's estimate(s). Tenant shall
pay Landlord the amount of any underpayment within 30 days after receipt of the
new estimate. Any overpayment shall be refunded to Tenant within 30 days or
credited against the next due future installment(s) of Additional Rent. The
obligation of Tenant to pay the OE Payment as provided herein shall survive the
expiration or earlier termination of this Lease.

     C. RECONCILIATION OF OPERATING EXPENSES. Within 120 days after the end of
each calendar year or as soon thereafter as is practicable, Landlord shall
furnish Tenant with a statement of the actual Operating Expenses and the OE
Payment for such calendar year. If the estimated OE Payment paid by Tenant for
such calendar year is more than the actual OE Payment for such calendar year,
Landlord shall apply any overpayment by Tenant against Rent due or next becoming
due, provided if the Term expires before the determination of the overpayment,
Landlord shall refund any overpayment to Tenant after first deducting the amount
of Rent due. If the estimated OE Payment paid by Tenant for the prior calendar
year is less than the actual OE Payment for such year, Tenant shall pay
Landlord, within 30 days after its receipt of the statement of Operating
Expenses and the OE Payment, any underpayment for the prior calendar year.

     D. OPERATING EXPENSES DEFINED. "Operating Expenses" means all costs and
expenses incurred or accrued in each calendar year in connection with the
ownership, operation, maintenance, management, repair and protection of the
Property which are directly attributable or reasonably allocable to the
Building, including Landlord's personal property used in connection with the
Property and including, but not limited to, all costs and expenditures relating
to the following:

     (1)  Operation, maintenance, repair and replacements of any part of the
          Property, including the mechanical, electrical, plumbing, HVAC,
          vertical transportation, fire prevention and warning and security
          systems; materials and supplies (such as light bulbs and ballasts);
          equipment and tools; floor, wall and window coverings; personal
          property; required or beneficial easements; and related service
          agreements and rental expenses.

     (2)  Administrative and management fees, including accounting, information
          and professional services (except for negotiations and disputes with
          specific tenants not affecting other parties); management office(s);
          and wages, salaries, benefits, reimbursable expenses and taxes (or
          allocations thereof) for full and part time personnel involved in
          operation, maintenance and management.

                                       4
<PAGE>
     (3)  Janitorial service; window cleaning; waste disposal; gas, water and
          sewer and other utility charges (including add-ons); and landscaping,
          including all applicable tools and supplies.

     (4)  Property, liability and other insurance coverages carried by Landlord,
          including deductibles and risk retention programs and an allocation of
          a portion of the cost of blanket insurance policies maintained by
          Landlord and/or its affiliates.

     (5)  Real estate taxes, assessments, business taxes, excises, association
          dues, fees, levies, charges and other taxes of every kind and nature
          whatsoever, general and special, extraordinary and ordinary, foreseen
          and unforeseen, including interest on installment payments, which may
          be levied or assessed against or arise in connection with ownership,
          use, occupancy, rental, operation or possession of the Property
          (including, without limitation, personal property taxes for property
          that is owned by Landlord and used in connection with the operation,
          maintenance and repair of the Property), or substituted, in whole or
          in part, for a tax previously in existence by any taxing authority, or
          assessed in lieu of a tax increase, or paid as rent under any ground
          lease. Real estate taxes do not include Landlord's income, franchise
          or estate taxes (except to the extent such excluded taxes are assessed
          in lieu of taxes included above).

     (6)  Compliance with Laws, including license, permit and inspection fees;
          and all expenses and fees, including attorneys' fees and court costs,
          incurred in negotiating or contesting real estate taxes or the
          validity and/or applicability of any governmental enactments which may
          affect Operating Expenses; provided Landlord shall credit against
          Operating Expenses any refunds received from such negotiations or
          contests to the extent originally included in Operating Expenses (less
          Landlord's costs).

     (7)  Security services, to the extent provided or contracted for by
          Landlord.

     (8)  Goods and services purchased from Landlord's subsidiaries and
          affiliates to the extent the cost of same is generally consistent with
          rates charged by unaffiliated third parties for similar goods and
          services (except no such limitation shall apply in emergencies).

     (9)  Depreciation (or amortization) of capital expenditures incurred: (A)
          to conform with Laws; (B) to provide or maintain building standards
          (other than building standard tenant improvements); or (C) with the
          intention of promoting safety or reducing or controlling increases in
          Operating Expenses, such as lighting retrofit and installation of
          energy management systems. Such expenditures shall be depreciated or
          amortized uniformly over a reasonable period of time determined by
          Landlord, together with interest on the undepreciated or unamortized
          balance at the Prime Rate (hereinafter defined) (as of the date
          incurred) plus 2%.

     (10) Electrical services used in the operation, maintenance and use of the
          Property; sales, use, excise and other taxes assessed by governmental
          authorities on electrical services supplied to the Property, and other
          costs of providing electrical services to the Property.

     E. EXCLUSIONS FROM OPERATING EXPENSES. Operating Expenses exclude the
following expenditures:

     (1)  Leasing commissions, attorneys' fees and other expenses related to
          leasing tenant space and constructing improvements for the sole
          benefit of an individual tenant.

     (2)  Goods and services furnished to an individual tenant of the Building
          above building standard which are separately reimbursable directly to
          Landlord in addition to Operating Expenses.

     (3)  Repairs required because of casualty or condemnation damage to the
          extent of insurance or condemnation proceeds actually received by
          Landlord.

     (4)  Except as provided in SECTION 4.D(9), depreciation, amortization,
          interest payments on any

                                        5
<PAGE>
          encumbrances on the Building and the cost of capital improvements or
          additions and replacements.

     F. PRORATION OF OPERATING EXPENSES; ADJUSTMENTS. If Landlord incurs
Operating Expenses for the Property together with one or more other buildings or
properties, whether pursuant to a reciprocal easement agreement, common area
agreement or otherwise, the shared costs and expenses shall be equitably
prorated and apportioned by Landlord between the Property and the other
buildings or properties. If the Building is not 100% occupied during any
calendar year or if Landlord is not supplying services to 100% of the total
Rentable Square Footage of the Building at any time during a calendar year,
Operating Expenses shall be determined as if the Building had been 100% occupied
and Landlord had been supplying services to 100% of the Rentable Square Footage
of the Building during that calendar year. The extrapolation of Operating
Expenses under this Section shall be performed by Landlord by adjusting the cost
of those components of Operating Expenses that are impacted by changes in the
occupancy of the Building.

     G. AUDIT RIGHTS. Within 60 days (the "Audit Election Period") after
Landlord furnishes its statement of actual Operating Expenses for any calendar
year, Tenant may, at its expense during Landlord's normal business hours, elect
to audit Landlord's Operating Expenses for such calendar year only, subject to
the following conditions: (1) there is no uncured event of default under this
Lease; (2) the audit shall be prepared by an independent certified public
accounting firm of recognized national standing; (3) in no event shall any audit
be performed by a firm retained on a "contingency fee" basis; (4) the audit
shall commence within 30 days after Landlord makes Landlord's books and records
available to Tenant's auditor and shall conclude within 60 days after
commencement; (5) the audit shall be conducted where Landlord maintains its
books and records and shall not unreasonably interfere with the conduct of
Landlord's business; (6) Tenant and its accounting firm shall treat any audit in
a confidential manner and shall each execute Landlord's confidentiality
agreement for Landlord's benefit prior to commencing the audit; and (7) the
accounting firm's audit report shall, at no charge to Landlord, be submitted in
draft form for Landlord's review and comment before the final approved audit
report is delivered to Landlord, and any reasonable comments by Landlord shall
be incorporated into the final audit report. Notwithstanding the foregoing,
Tenant shall have no right to conduct an audit if Landlord furnishes to Tenant
an audit report for the calendar year in question prepared by an independent
certified public accounting firm of recognized national standing (whether
originally prepared for Landlord or another party). This paragraph shall not be
construed to limit, suspend, or abate Tenant's obligation to pay Rent when due,
including the OE Payment. Landlord shall credit any overpayment determined by
the approved audit against the next sums due and owing by Tenant or, if no
further Rent is due, refund such overpayment directly to Tenant. Likewise,
Tenant shall pay Landlord any underpayment determined by the approved audit
within 30 days of determination. The foregoing obligations shall survive the
Expiration Date. If Tenant does not give written notice of its election to audit
Landlord's Operating Expenses during the Audit Election Period, Landlord's
Operating Expenses for the applicable calendar year shall be deemed approved for
all purposes, and Tenant shall have no further right to review or contest the
same.

5. COMPLIANCE WITH LAWS: USE. The Premises shall be used only for the Permitted
Use and for no other use whatsoever. Tenant shall not use or permit the use of
the Premises for any purpose which is illegal, creates obnoxious odors
(including but not limited to tobacco smoke), noises or vibrations, is dangerous
to persons or property, could increase Landlord's insurance costs, or which, in
Landlord's reasonable opinion, unreasonably disturbs any other tenants of the
Building or interferes with the operation of the Building. Except as provided
below, the following uses are expressly prohibited in the Premises: government
offices or agencies; personnel agencies; collection agencies; credit unions;
data processing, telemarketing or reservation centers; medical treatment and
health care; restaurants and other retail; customer service offices of a public
utility company; or any other purpose which would, in Landlord's reasonable
opinion, impair the reputation or quality of the Building, overburden any of the
Building systems, Common Areas or parking facilities (including but not limited
to any use which would create a population density in the Premises which is in
excess of the density which is standard for the Building), impair Landlord's
efforts to lease space or otherwise interfere with the operation of the
Property. Notwithstanding the foregoing, the following ancillary uses are
permitted in the Premises only so long as they do not, in the aggregate, occupy
more than 10% of the Rentable Square Footage of the Premises or any single floor
(whichever is less): (A) the following services provided by Tenant exclusively
to its employees: schools, training and other educational services; credit
unions; and similar employee services; and (B) the following services directly
and exclusively supporting Tenant's business telemarketing; reservations;
storage; data processing; debt collection; and

                                        6
<PAGE>
similar support services. Tenant shall comply with all Laws, including the ADA,
regarding the operation of rules business and the use, condition, configuration
and occupancy of the Premises and the use of the Common Areas. Tenant, within 10
days after receipt, shall provide Landlord with copies of any notices Tenant
receives regarding a violation or alleged violation of any Laws. Tenant shall
comply with the rules and regulations of the Building attached as EXHIBIT B and
such other reasonable rules and regulations (or modifications thereto) adopted
by Landlord from time to time. Tenant shall also cause its agents, contractors,
subcontractors, employees, customers, and subtenants to comply with all rules
and regulations.

6. SECURITY DEPOSIT. The Security Deposit shall be delivered to Landlord upon
the execution of this Lease by Tenant and shall be held by Landlord without
liability for interest (unless required by Law) as security for the performance
of Tenant's obligations. The Security Deposit is not an advance payment of Rent
or a measure of Tenant's liability for damages. Landlord may, from time to time,
without prejudice to any other remedy, use all or a portion of the Security
Deposit to satisfy past due Rent or to cure any uncured default by Tenant. If
Landlord uses the Security Deposit, Tenant shall on demand restore the Security
Deposit to its original amount. Landlord shall return any unapplied portion of
the Security Deposit to Tenant within 30 days after the later to occur of: (A)
the determination of the OE Payment for the final year of the Term; (B) the date
Tenant surrenders possession of the Premises to Landlord in accordance with this
Lease; or (C) the Expiration Date. If Landlord transfers its interest in the
Premises, Landlord may assign the Security Deposit to the transferee and,
following the assignment, Landlord shall have no further liability for the
return of the Security Deposit. Landlord shall not be required to keep the
Security Deposit separate from its other accounts.

7. SERVICES TO BE FURNISHED BY LANDLORD.

     A. STANDARD SERVICES. Landlord agrees to furnish Tenant with the following
services during the Term:

     (1)  Water service for use in the lavatories on each floor on which the
          Premises are located.

     (2)  Heat and air conditioning in season during Normal Business Hours, at
          such temperatures and in such amounts as required by governmental
          authority or as Landlord determines are standard for the Building.
          Tenant, upon such advance notice as is reasonably required by
          Landlord, and subject to the capacity of the Building systems, may
          request HVAC service during hours other than Normal Business Hours.
          Tenant shall pay Landlord the standard charge for the additional
          service as determined by Landlord from time to time.

     (3)  Maintenance and repair of the Property as described in SECTION 10.B.

     (4)  Janitor service five days per week (excluding Holidays), as determined
          by Landlord. If Tenant's use, floor covering or other improvements
          require special services in excess of the standard services for the
          Building, Tenant shall pay the additional cost attributable to the
          special services.

     (5)  Elevator service, subject to proper authorization and Landlord's
          policies and procedures for use of the freight elevator(s) in the
          Building.

     (6)  Exterior window washing at such intervals as determined by Landlord.

     (7)  Electricity to the Premises for general office use, in accordance with
          and subject to the terms and conditions in ARTICLE 8.

     B. SERVICE INTERRUPTIONS. Landlord's failure to furnish, or any
interruption or termination of, services due to the application of Laws, the
failure of any equipment, the performance of repairs, improvements or
alterations, or the occurrence of any other event or cause whether or not within
the reasonable control of Landlord (a "Service Failure") shall not render
Landlord liable to Tenant, constitute a constructive eviction of Tenant, give
rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill
any covenant or agreement. In no event shall Landlord be liable to Tenant for
any loss or damage, including the theft of Tenant's Property (defined in

                                        7
<PAGE>
ARTICLE 15), arising out of or in connection with the failure of any security
services, personnel or equipment.

     C. THIRD PARTY SERVICES. If Tenant desires any service which Landlord has
not specifically agreed to provide in this Lease, such as private security
systems or telecommunications services serving the Premises, Tenant shall
procure such service directly from a reputable third party service provider
("Provider") for Tenant's own account. Tenant shall require each Provider to
comply with the Building's rules and regulations, all Laws, and Landlord's
reasonable policies and practices for the Building. Tenant acknowledges
Landlord's current policy that requires all Providers utilizing any area of the
Building outside the Premises to be approved by Landlord and to enter into a
written agreement acceptable to Landlord prior to gaining access to, or making
any installations in or through, such area. Accordingly, Tenant shall give
Landlord advance written notice sufficient for such purposes.

8. USE OF ELECTRICAL SERVICES BY TENANT.

     A. LANDLORD'S ELECTRICAL SERVICE. Landlord shall furnish building standard
electrical service to the Premises sufficient to operate customary lighting,
office machines and other equipment of similar low electrical consumption.
Landlord may, at any time and from time to time, calculate Tenant's actual
electrical consumption in the Premises either by a survey conducted by a
reputable consultant selected by Landlord, or through separate meters installed,
maintained and read by Landlord, all at Tenant's expense. The cost of any
electrical consumption in excess of that which Landlord determines is standard
for the Building shall be paid by Tenant in accordance with SECTION 8.D.

     B. SELECTION OF ELECTRICAL SERVICE PROVIDER. Landlord reserves the right to
select the provider of electrical services to the Building and/or the Property.
To the fullest extent permitted by Law, Landlord shall have the continuing
right, upon 30 days written notice, to change such utility provider and install
a submeter for the Premises at Tenant's expense. All charges and expenses
incurred by Landlord due to any such changes in electrical services, including
maintenance, repairs, installation and related costs, shall be included in the
electrical services costs referenced in SECTION 4.D(10), unless paid directly by
Tenant.

     C. SUBMETERING. If submetering is installed for the Premises, Landlord may
charge for Tenant's actual electrical consumption monthly in arrears at
commercially reasonable rates determined by Landlord (plus, to the fullest
extent permitted by applicable Laws, Landlord's then quoted administrative fee
for such submetering), except as to electricity directly purchased by Tenant
from third party providers after obtaining Landlord's consent to the same. Even
if the Premises are submetered, Tenant shall remain obligated to pay Tenant's
Pro Rata Share of the cost of electrical services as provided in SECTION
4.D(10), except that Tenant shall be entitled to a credit against electrical
services costs equal to that portion of the amounts actually paid by Tenant
separately and directly to Landlord which are attributable to building standard
electrical services submetered to the Premises.

     D. EXCESS ELECTRICAL SERVICE. Tenant's use of electrical service shall not
exceed, either in voltage, rated capacity, use beyond Normal Business Hours or
overall load, that which Landlord deems to be standard for the Building. If
Tenant requests permission to consume excess electrical service, Landlord may
refuse to consent or may condition consent upon conditions that Landlord
reasonably elects (including, without limitation, the installation of utility
service upgrades, meters, submeters, air handlers or cooling units). The costs
of any approved additional consumption (to the extent permitted by Law),
installation and maintenance shall be paid by Tenant.

9. LEASEHOLD IMPROVEMENTS. All improvements to the Premises (collectively,
"Leasehold Improvements") shall be owned by Landlord and shall remain upon the
Premises without compensation to Tenant. However, Landlord, by 10 days' written
notice to Tenant, may require Tenant to remove, at Tenant's expense, any or all
of the following on or before the Expiration Date (or earlier termination): (1)
Cable (defined in SECTION 10.A.) installed by or for the benefit of Tenant and
located in the Premises or other portions of the Building; (2) any Leasehold
Improvements that are performed by or for the benefit of Tenant and, in
Landlord's reasonable judgment, are of a nature that would require removal and
repair costs that are materially in excess of the removal and repair costs
associated with standard office improvements; and (3) Tenant's personal property
(collectively, "Tenant's Removable Property"). Except as otherwise designated by
Landlord, Tenant's Removable Property shall be removed by Tenant before the
Expiration Date or date of termination of this Lease, if earlier than the
Expiration Date, provided that upon Landlord's prior written consent, which
shall not be unreasonably withheld, Tenant may remain in the Premises for up to
five days after the Expiration Date for the sole purpose of removing Tenant's

                                        8
<PAGE>
Removable Property. Tenant's possession of the Premises for such purpose shall
be subject to all of the terms and conditions of this Lease, including the
obligation to pay Rent on a per diem basis at the rate in effect for the last
month of the Term. Tenant shall repair damage caused by the installation or
removal of Tenant's Removable Property. If Tenant fails to remove any of
Tenant's Removable Property, Landlord may, to the fullest extent permitted by
Law: (1) treat such Tenant's Removable Property as abandoned by Tenant with full
rights of ownership in Landlord; (2) remove and store such Tenant's Removable
Property at Tenant's expense with reimbursement by Tenant to Landlord upon
demand; and/or (3) sell or dispose of such Tenant's Removable Property without
delivering any proceeds to Tenant. To the fullest extent permitted by applicable
Law, any unused portion of Tenant's Security Deposit may be applied to offset
Landlord's costs set forth in the preceding sentence. Notwithstanding the
foregoing, Tenant, at the time it requests approval for a proposed Alteration
(defined in SECTION 10.C.), may request in writing that Landlord advise Tenant
whether the Alteration or any portion of the Alteration will be designated as
Tenant's Removable Property.

10. REPAIRS AND ALTERATIONS.

     A. TENANT'S REPAIR OBLIGATIONS. Tenant shall, at its sole cost and expense,
promptly perform all maintenance and repairs to the Premises that are not
Landlord's express responsibility under this Lease, and shall keep the Premises
in good condition and repair, ordinary wear and tear excepted. Tenant's repair
obligations include, without limitation, repairs to: (1) floor covering and/or
raised flooring; (2) interior partitions; (3) doors; (4) the interior side of
demising walls; (5) electronic, phone and data cabling and related equipment
(collectively, "Cable") that is installed by or for the benefit of Tenant and
located in the Premises or other portions of the Building; (6) supplemental air
conditioning units, private showers and kitchens, including hot water heaters,
plumbing, dishwashers, ice machines and similar facilities serving Tenant
exclusively; (7) phone rooms used exclusively by Tenant; (8) Alterations
performed by contractors retained by Tenant, including related HVAC balancing;
and (9) all of Tenant's furnishings, trade fixtures, equipment and inventory.
All work shall be performed in accordance with the rules and procedures
described in SECTION 10.C. below. If Tenant fails to make any repairs to the
Premises for more than 15 days after notice from Landlord (although notice shall
not be required if there is an emergency and any notice of default given
pursuant to SECTION 19.B. describing such failure shall be deemed to constitute
such notice), Landlord may make the repairs, and Tenant shall pay the reasonable
cost of the repairs to Landlord within 30 days after receipt of an invoice,
together with an administrative charge in an amount equal to 15% of the cost of
the repairs.

     B. LANDLORD'S REPAIR OBLIGATIONS. Landlord shall keep and maintain in good
repair and working order and make repairs to and perform maintenance upon: (1)
structural elements of the Building; (2) standard mechanical (including HVAC),
electrical, plumbing and fire/life safety systems serving the Building
generally; (3) Common Areas; (4) the roof of the Building; (5) exterior windows
of the Building; and (6) elevators serving the Building. Landlord shall promptly
make repairs (considering the nature and urgency of the repair) for which
Landlord is responsible. If any of the foregoing maintenance or repair is
necessitated due to the acts or omissions of any Tenant Party, Tenant shall pay
the costs of such repairs or maintenance to Landlord within 30 days after
receipt of an invoice, together with an administrative charge in an amount equal
to 15% of the cost of the repairs.

     C. ALTERATIONS. Tenant shall not make alterations, additions or
improvements to the Premises or install any Cable in the Premises or other
portions of the Building (collectively, "Alterations") without first obtaining
the written consent of Landlord in each instance, which consent shall not be
unreasonably withheld or delayed. However, Landlord's consent shall not be
required for any Alteration that satisfies all of the following criteria (a
"Minor Alteration"): (1) is of a cosmetic nature such as painting, wallpapering,
hanging pictures and installing carpeting; (2) is not visible from outside the
Premises or Building; (3) will not affect the systems or structure of the
Building; and (4) does not require work to be performed inside the walls or
above the ceiling of the Premises. However, even though consent is not required,
the performance of Minor Alterations shall be subject to all the other
provisions of SECTION 10.C. Prior to starting work on any non-Minor Alteration,
Tenant shall furnish Landlord with plans and specifications reasonably
acceptable to Landlord; names of contractors reasonably acceptable to Landlord
(provided that Landlord may designate specific contractors with respect to
Building systems); copies of contracts; necessary permits and approvals;
evidence of contractor's and subcontractor's insurance in amounts reasonably
required by Landlord; and any security for performance that is reasonably
required by Landlord. Changes to the plans and specifications must also be
submitted to Landlord for its approval. Alterations shall be constructed in a
good and workmanlike manner using materials of a quality that is at least equal

                                        9
<PAGE>
to the quality designated by Landlord as the minimum standard for the Building.
Landlord may designate reasonable rules, regulations and procedures for the
performance of work in the Building and, to the extent reasonably necessary to
avoid disruption to the occupants of the Building, shall have the right to
designate the time when Alterations may be performed. Tenant shall reimburse
Landlord within 30 days after receipt of an invoice for sums paid by Landlord
for third party examination of Tenant's plans for Alterations. In addition,
within 30 days after receipt of an invoice from Landlord, Tenant shall pay to
Landlord its then-quoted standard fee for Landlord's oversight and coordination
of any Alterations. Upon completion, Tenant shall furnish "as-built" plans
(except for Minor Alterations), completion affidavits, full and final waivers of
lien and receipts bills covering all labor and materials. Tenant shall assure
that the Alterations comply with all insurance requirements and Laws. Landlord's
approval of an Alteration shall not be a representation by Landlord that the
Alteration complies with applicable Laws or will be adequate for Tenant's use.
Tenant acknowledges that Landlord is not an architect or engineer, and that the
Alterations will be designed and/or constructed using independent architects,
engineers and contractors selected by Landlord. Accordingly, Landlord does not
guarantee or warrant that the applicable construction documents will comply with
Laws or be free from errors or omissions, nor that the Alterations will be free
from defects, and Landlord will have no liability therefor.

11. ENTRY BY LANDLORD. Landlord, its agents, contractors and representatives may
enter the Premises to inspect or show the Premises, to clean and make repairs,
alterations or additions to the Premises, and to conduct or facilitate repairs,
alterations or additions to any portion of the Building, including other
tenants' premises. Except in emergencies or to provide janitorial and other
Building services after Normal Business Hours Landlord shall provide Tenant with
reasonable prior notice of entry into the Premises, which may be given orally.
If reasonably necessary for the protection and safety of Tenant and its
employees, Landlord shall have the right to temporarily close all or a portion
of the Premises to perform repairs, alterations and additions. However, except
in emergencies, Landlord will not close the Premises if the work can reasonably
be completed on weekends and after Normal Business Hours; provided, however,
that Landlord is not required to conduct work on weekends or after Normal
Business Hours if such work can be conducted without closing the Premises. Entry
by Landlord for any such purposes shall not constitute constructive eviction or
entitle Tenant to an abatement or reduction of Rent.

12. ASSIGNMENT AND SUBLETTING.

     A. LANDLORD'S CONSENT REQUIRED. Except in connection with a Permitted
Transfer (defined in SECTION 12.E.), Tenant shall not assign, transfer or
encumber any interest in this Lease or sublease or allow any third party to use
any portion of the Premises (collectively or individually, a "Transfer") without
the prior written consent of Landlord, which consent shall not be unreasonably
withheld if Landlord does not elect to exercise its termination rights under
SECTION 12.B below. Without limitation, Tenant agrees that Landlord's consent
shall not be considered unreasonably withheld if: (1) the proposed transferee's
financial condition does not meet the criteria Landlord uses to select Building
tenants having similar leasehold obligations; (2) the proposed transferee is a
governmental agency or present occupant of the Building, or Landlord is
otherwise engaged in lease negotiations with the proposed transferee for other
premises in the Building; (3) any uncured event of default exists under this
Lease (or a condition exists which, with the passage of time or giving of
notice, would become an event of default); (4) any portion of the Building or
Premises would likely become subject to additional or different Laws as a
consequence of the proposed Transfer; (5) the proposed transferee's use of the
Premises conflicts with the Permitted Use or any exclusive usage rights granted
to any other tenant in the Building; (6) the use, nature, business, activities
or reputation in the business community of the proposed transferee (or its
principals, employees or invitees) are not acceptable to Landlord; (7) either
the Transfer or any consideration payable to Landlord in connection therewith
adversely affects the real estate investment trust (or pension fund or other
ownership vehicle) qualification tests applicable to Landlord or its affiliates;
or (8) the proposed transferee is or has been involved in litigation with
Landlord or any of its affiliates. Tenant shall not be entitled to receive
monetary damages based upon a claim that Landlord unreasonably withheld its
consent to a proposed Transfer and Tenant's sole remedy shall be an action to
enforce any such provision through specific performance or declaratory judgment.
Any attempted Transfer in violation of this Article is voidable at Landlord's
option. Consent by Landlord to one or more Transfer(s) shall not operate as a
waiver of Landlord's rights to approve any subsequent Transfers. In no event
shall any Transfer or Permitted Transfer release or relieve Tenant from any
obligation under this Lease.

     B. CONSENT PROCEDURE: TERMINATION. As part of its request for Landlord's
consent to a Transfer, Tenant shall provide Landlord with financial statements
for the proposed transferee, a complete copy of the

                                       10
<PAGE>
proposed assignment, sublease and other contractual documents and such other
information as Landlord may reasonably request. Landlord shall, by written
notice to Tenant within 30 days of its receipt of the required information and
documentation, either: (1) consent to the Transfer by the execution of a consent
agreement in a form reasonably designated by Landlord or reasonably refuse to
consent to the Transfer in writing; or (2) exercise its right to terminate this
Lease with respect to the portion of the Premises that Tenant is proposing to
assign or sublet. Any such termination shall be effective on the proposed
effective date of the Transfer for which Tenant requested consent. Tenant shall
pay Landlord a review fee of $750 for Landlord's review of any Permitted
Transfer or requested Transfer, provided if Landlord's actual reasonable costs
and expenses (including reasonable attorney's fees) exceed $750, Tenant shall
reimburse Landlord for its actual reasonable costs and expenses in lieu of a
fixed review fee.

     C. PAYMENT TO LANDLORD. If the aggregate consideration paid to Tenant for a
Transfer exceeds that payable by Tenant under this Lease (prorated according to
the transferred interest), Tenant shall pay Landlord 50% of such excess (after
deducting therefrom reasonable leasing commissions and reasonable costs of
tenant improvements in connection with the Transfer). Tenant shall pay Landlord
for Landlord's share of any excess within 30 days after Tenant's receipt of such
excess consideration. If Tenant is in Monetary Default (defined in SECTION
19.A.), Landlord may require that all sublease payments be made directly to
Landlord, in which case Tenant shall receive a credit against Rent in the amount
of any payments received (less Landlord's share of any excess).

     D. CHANGE IN CONTROL OF TENANT. Except for a Permitted Transfer, if Tenant
is a corporation, limited liability company, partnership, or similar entity, and
if the entity which owns or controls a majority of the voting shares/rights at
any time changes for any reason (including but not limited to a merger,
consolidation or reorganization), such change of ownership or control shall
constitute a Transfer. The foregoing shall not apply so long as, both before and
after the Transfer, Tenant is an entity whose outstanding stock is listed on a
recognized security exchange, or if at least 80% of its voting stock is owned by
another entity, the voting stock of which is so listed; provided, however, that
Tenant shall give Landlord written notice at least 30 days prior to the
effective date of such change in ownership or control.

     E. NO CONSENT REQUIRED. Tenant may assign its entire interest under this
Lease to a successor to Tenant by purchase, merger, consolidation or
reorganization without the consent of Landlord, provided that all of the
following conditions are satisfied (a "Permitted Transfer"): (l) no event of
default shall have occurred under this Lease; (2) Tenant's successor shall own
all or substantially all of the assets of Tenant; (3) Tenant's successor shall
have a net worth which is at least equal to the greater of Tenant's net worth at
the date of this Lease or Tenant's net worth as of the day prior to the proposed
purchase, merger, consolidation or reorganization; (4) no portion of the
Building or Premises would likely become subject to additional or different Laws
as a consequence of the proposed Transfer; (5) Tenant's successor's use of the
Premises shall not conflict with the Permitted Use or any exclusive usage rights
granted to any other tenant in the Building; (6) neither the Transfer nor any
consideration payable to Landlord in connection therewith adversely affects the
real estate investment trust (or pension fund or other ownership vehicle)
qualification tests applicable to Landlord or its affiliates; (7) Tenant's
successor is not and has not been involved in litigation with Landlord or any of
its affiliates; and (8) Tenant shall give Landlord written notice at least 30
days prior to the effective date of the proposed purchase, merger, consolidation
or reorganization. Tenant's notice to Landlord shall include information and
documentation showing that each of the above conditions has been satisfied. If
requested by Landlord, Tenant's successor shall sign a commercially reasonable
form of assumption agreement.

13. LIENS. Tenant shall not permit mechanic's or other liens to be placed upon
the Property, Premises or Tenant's leasehold interest in connection with any
work or service done or purportedly done by or for the benefit of Tenant. If a
lien is so placed, Tenant shall, within 10 days of notice from Landlord of the
filing of the lien, fully discharge the lien by settling the claim which
resulted in the lien or by bonding or insuring over the lien in the manner
prescribed by the applicable lien Law. If Tenant fails to discharge the lien,
then, in addition to any other right or remedy of Landlord, Landlord may bond or
insure over the lien or otherwise discharge the lien. Tenant shall reimburse
Landlord for any amount paid by Landlord to bond or insure over the lien or
discharge the lien, including, without limitation, reasonable attorneys' fees
within 30 days after receipt of an invoice from Landlord.

14. INDEMNITY AND WAIVER OF CLAIMS.

                                       11
<PAGE>
     A. TENANT'S INDEMNITY. Except to the extent caused by the negligence or
willful misconduct of any Landlord Parties (defined below), Tenant shall
indemnify, defend and hold Landlord, its trustees, members, principals,
beneficiaries, partners, officers, directors, employees, Mortgagee(s) (defined
in ARTICLE 26) and agents (collectively, "Landlord Parties") harmless against
and from all liabilities, obligations, damages penalties, claims, actions,
costs, charges and expenses, including, without limitation, reasonable
attorneys' fees and other professional fees, which may be imposed upon, incurred
by or asserted against any Landlord Parties that arise out of or in connection
with any damage or injury occurring in the Premises or any acts or omissions
(including violations of Law) of any Tenant Parties (defined below) or any of
Tenant's transferees, contractors or licensees. The foregoing indemnities,
waivers and obligations to defend of Tenant contained in this ARTICLE 14 are
independent of, and will not be limited by each other or any insurance
obligations in this Lease (whether or not complied with).

     B. LANDLORD'S INDEMNITY. Except to the extent caused by the negligence or
willful misconduct of any Tenant Parties (defined below), Landlord shall
indemnify, defend and hold Tenant, its trustees, members, principals,
beneficiaries, partners, officers, directors, employees and agents
(collectively, "Tenant Parties") harmless against and from all liabilities,
obligations, damages, penalties, claims, actions, costs, charges and expenses,
including, without limitation, reasonable attorneys' fees and other professional
fees, which may be imposed upon, incurred by or asserted against any Tenant
Parties that arise out of or in connection with the acts or omissions (including
violations of Law) of any Landlord Parties or any of Landlord's contractors.

15. INSURANCE. Tenant shall carry and maintain the following insurance
("Tenant's Insurance"), at its sole cost and expense: (1) Commercial General
Liability Insurance applicable to the Premises and its appurtenances providing,
on an occurrence basis, a minimum combined single limit of $5,000,000.00
(coverage in excess of $1,000,000.00 may be provided by way of an
umbrella/excess liability policy); (2) All Risk Property insurance, including
flood and earthquake, subject to a replacement cost valuation policy covering
all of Tenant's trade fixtures, equipment, furniture and other personal property
within the Premises ("Tenant's Property"); (3) Business Interruption insurance
written on an actual loss sustained form or subject to sufficient limits to
address reasonably anticipated business interruption losses; (4) Business
Automobile Liability insurance to cover all owned, hired and nonowned
automobiles owned or operated by Tenant providing a minimum combined single
limit of $1,000,000.00; (5) Workers' Compensation Insurance as required by the
state in which the Premises is located and in amounts as may be required by
applicable statute; and (6) Employers Liability Coverage of at least $500,000.00
per occurrence. Any company writing any of Tenant's Insurance shall have an A.M.
Best rating of not less than A-VIII. All Commercial General Liability and
Business Automobile Liability Insurance policies shall name Tenant as a named
insured and Landlord (or any successor), Landlord's Mortgagee (if any), and
their respective members, principals, beneficiaries, partners, officers,
directors, employees, and agents, and other designees of Landlord as the
interest of such designees shall appear, as additional insureds. If any
aggregate limit is reduced because of losses paid to below 75% of the limit
required by this Lease, Tenant will notify Landlord in writing within 10 days of
the date of reduction. All policies of Tenant's Insurance shall contain
endorsements that the insurer(s) shall give Landlord and its designees at least
30 days' advance written notice of any change, cancellation, termination or
lapse of insurance. Tenant shall provide Landlord with a certificate of
insurance evidencing Tenant's Insurance prior to the earlier to occur of the
Commencement Date or the date Tenant is provided with possession of the Premises
for any reason, and upon renewals at least 10 days prior to the expiration of
the insurance coverage. All of Tenant's Insurance policies, endorsements and
certificates will be on forms and with deductibles and self-insured retention,
if any, reasonably acceptable to Landlord. Landlord shall maintain All Risk
property insurance on the Building at replacement cost value, as reasonably
estimated by Landlord. Except as specifically provided to the contrary, the
limits of either party's insurance shall not limit such party's liability under
this Lease.

16. WAIVER OF SUBROGATION. Notwithstanding anything in this Lease to the
contrary, Landlord and Tenant each waive, and shall cause their respective
insurance carriers to waive any and all rights (by way of subrogation or
otherwise) of recovery, claim, action or causes of action against the other and
their respective trustees, principals, beneficiaries, partners, officers,
directors, agents, and employees, for any loss or damage that may occur to
Landlord or Tenant or any party claiming by, through or under Landlord or
Tenant, as the case may be, with respect to Tenant's Property, the Building, the
Premises, any additions or improvements to the Building or Premises, or any
contents thereof, INCLUDING ALL RIGHTS (BY WAY OF SUBROGATION OR OTHERWISE) OF
RECOVERY, CLAIMS, ACTIONS OR CAUSES OF ACTION ARISING OUT OF THE NEGLIGENCE OF
ANY LANDLORD PARTIES OR THE NEGLIGENCE OF ANY TENANT PARTIES, which loss or
damage is (or would have been, had the insurance required by this Lease been
carried) covered by insurance.

                                       12
<PAGE>
17. CASUALTY DAMAGE.

     A. REPAIR OR TERMINATION BY LANDLORD. If all or any part of the Premises is
damaged by fire or other casualty, Tenant shall immediately notify Landlord in
writing. During any period of time that all or a material portion of the
Premises is rendered untenantable as a result of a fire or other casualty, the
Rent shall abate for the portion of the Premises that is untenantable and not
used by Tenant. Landlord shall have the right to terminate this Lease if: (1)
the Building shall be damaged so that, in Landlord's reasonable judgment,
substantial alteration or reconstruction of the Building shall be required
(whether or not the Premises has been damaged); (2) Landlord is not permitted by
Law to rebuild the Building in substantially the same form as existed before the
fire or casualty; (3) the Premises have been materially damaged and there is
less than 2 years of the Term remaining on the date of the casualty; (4) any
Mortgagee requires that the insurance proceeds be applied to the payment of the
mortgage debt; or (5) an uninsured loss of the Building occurs. Landlord may
exercise its right to terminate this Lease by notifying Tenant in writing within
90 days after the date of the casualty. If Landlord does not terminate this
Lease, Landlord shall commence and proceed with reasonable diligence to repair
and restore the Building and/or the Premises to substantially the same condition
as existed immediately prior to the date of damage; provided, however, that
Landlord shall only be required to reconstruct building standard leasehold
improvements existing in the Premises as of the date of damage, and Tenant shall
be required to pay the cost for restoring any other leasehold improvements.
However, in no event shall Landlord be required to spend more than the insurance
proceeds received by Landlord. Landlord shall not be liable for any loss or
damage to Tenant's Property or to the business of Tenant resulting in any way
from the fire or other casualty or from the repair and restoration of the
damage. Landlord and Tenant hereby waive the provisions of any Law relating to
the matters addressed in this Article, and agree that their respective rights
for damage to or destruction of the Premises shall be those specifically
provided in this Lease.

     B. TIMING FOR REPAIR: TERMINATION BY EITHER PARTY. If all or any portion of
the Premises is untenantable as a result of fire or other casualty, Landlord
shall, with reasonable promptness, cause an architect or general contractor
selected by Landlord to provide Landlord and Tenant with a written estimate of
the amount of time required to substantially complete the repair and restoration
of the Premises and make the Premises tenantable again, using standard working
methods ("Completion Estimate"). If the Completion Estimate indicates that the
Premises cannot be made tenantable within 270 days from the date the repair and
restoration is started, then regardless of anything in SECTION 17.A. above to
the contrary, either party shall have the right to terminate this Lease by
giving written notice to the other of such election within 10 days after receipt
of the Completion Estimate. Tenant, however, shall not have the right to
terminate this Lease if the fire or casualty was caused by the negligence or
intentional misconduct of any Tenant Parties or any of Tenant's transferees,
contractors or licensees.

18. CONDEMNATION. Either party may terminate this Lease if the whole or any
material part of the Premises is taken or condemned for any public or
quasi-public use under Law, by eminent domain or private purchase in lieu
thereof (a "Taking"). Landlord shall also have the right to terminate this Lease
if there is a Taking of any portion of the Building or Property which would
leave the remainder of the Building unsuitable for use as an office building in
a manner comparable to the Building's use prior to the Taking. In order to
exercise its right to terminate this Lease, Landlord or Tenant, as the case may
be, must provide written notice of termination to the other within 45 days after
the terminating party first receives notice of the Taking. Any such termination
shall be effective as of the date the physical taking of the Premises or the
portion of the Building or Property occurs. If this Lease is not terminated, the
Rentable Square Footage of the Building, the Rentable Square Footage of the
Premises and Tenant's Pro Rata Share shall, if applicable, be appropriately
adjusted by Landlord. In addition, Rent for any portion of the Premises taken or
condemned shall be abated during the unexpired Term effective when the physical
taking of the portion of the Premises occurs. All compensation awarded for a
Taking, or sale proceeds, shall be the property of Landlord, any right to
receive compensation or proceeds being expressly waived by Tenant. However,
Tenant may file a separate claim at its sole cost and expense for Tenant's
Property and Tenant's reasonable relocation expenses, provided the filing of the
claim does not diminish the award which would otherwise be receivable by
Landlord.

19. EVENTS OF DEFAULT. Tenant shall be considered to be in default of this Lease
upon the occurrence of any of the following events of default:

     A. Tenant's failure to pay when due all or any portion of the Rent
("Monetary Default").

                                       13
<PAGE>
     B. Tenant's failure (other than a Monetary Default) to comply with any
term, provision or covenant of this Lease, if the failure is not cured within 10
days after written notice to Tenant. However, if Tenant's failure to comply
cannot reasonably be cured within 10 days, Tenant shall be allowed additional
time (not to exceed an additional 10 days) as is reasonably necessary to cure
the failure so long as: (1) Tenant commences to cure the failure within 10 days,
and (2) Tenant diligently pursues a course of action that will cure the failure
and bring Tenant back into compliance with this Lease. However, if Tenant's
failure to comply creates a hazardous condition, the failure must be cured
immediately upon notice to Tenant. In addition, if Landlord provides Tenant with
notice of Tenant's failure to comply with any particular term, provision or
covenant of this Lease on more than two (2) occasions during any 12 month
period, Tenant's subsequent violation of the same term, provision or covenant
shall, at Landlord's option, be an incurable event of default by Tenant.

     C. Tenant or any Guarantor becomes insolvent, files a petition for
protection under the U.S. Bankruptcy Code (or similar law) or a petition is
filed against Tenant or any Guarantor under such laws and is not dismissed
within 45 days after the date of such filing, makes a transfer in fraud of
creditors or makes an assignment for the benefit of creditors, or admits in
writing its inability to pay its debts when due.

     D. The leasehold estate is taken by process or operation of Law.

     E. In the case of any ground floor or retail tenant, Tenant does not take
possession of, or abandons or vacates all or any portion of the Premises.

     F. Tenant is in default beyond any notice and cure period under any other
lease or agreement with Landlord, including, without limitation, any lease or
agreement for parking.

20. REMEDIES.

     A. LANDLORD'S REMEDIES. Upon any default, Landlord shall have the right
without notice or demand (except as provided in ARTICLE 19) to pursue any of its
rights and remedies at Law or in equity, including any one or more of the
following remedies:

     (1)  Terminate this Lease, in which case Tenant shall immediately surrender
          the Premises to Landlord. If Tenant fails to surrender the Premises,
          Landlord may, in compliance with applicable Law and without prejudice
          to any other right or remedy, enter upon and take possession of the
          Premises and expel and remove Tenant, Tenant's Property and any
          parties occupying all or any part of the Premises. Tenant shall pay
          Landlord on demand the amount of all past due Rent and other losses
          and damages which Landlord may suffer as a result of Tenant's default,
          whether by Landlord's inability to relet the Premises on satisfactory
          terms or otherwise, including, without limitation, all Costs of
          Reletting (defined below) and any deficiency that may arise from
          reletting or the failure to relet the Premises. "Costs of Reletting"
          shall include commercially reasonable costs, losses and expenses
          incurred by Landlord in reletting all or any portion of the Premises,
          including the cost of removing and storing Tenant's furniture, trade
          fixtures, equipment, inventory or other property, repairing and/or
          demolishing the Premises, removing and/or replacing Tenant's signage
          and other fixtures, making the Premises ready for a new tenant,
          including the cost of advertising, commissions, architectural fees,
          legal fees and leasehold improvements (even if amortized over a new
          lease term which exceeds the balance of the Term), and any allowances
          and/or concessions provided by Landlord.

     (2)  Terminate Tenant's right to possession of the Premises and change the
          locks, without judicial process, and, in compliance with applicable
          Law, expel and remove Tenant, Tenant's Property and any parties
          occupying all or any part of the Premises. If Landlord terminates
          Tenant's possession of the Premises under this SECTION 20.A(2),
          Landlord shall have no obligation to post any notice and Landlord
          shall have no obligation whatsoever to tender to Tenant a key for new
          locks installed in the Premises. Landlord may (but shall not be
          obligated to) relet all or any part of the Premises, without notice to
          Tenant, for a term that may be greater or less than the balance of the
          Term and on such conditions (which may include concessions, free rent
          and alterations of the Premises) and for such uses as Landlord in its
          absolute discretion shall determine. Landlord may collect and

                                       14
<PAGE>
          receive all rents and other income from the reletting. Tenant shall
          pay Landlord on demand all past due Rent, all Costs of Reletting and
          any deficiency arising from the reletting or failure to relet the
          Premises. Landlord shall not be responsible or liable for the failure
          to relet all or any part of the Premises or for the failure to collect
          any Rent. The re-entry or taking of possession of the Premises shall
          not be construed as an election by Landlord to terminate this Lease
          unless a written notice of termination is given to Tenant.

     (3)  Cure such event of default for Tenant at Tenant's expense (plus a 15%
          administrative fee).

     (4)  Withhold or suspend payment of sums Landlord would otherwise be
          obligated to pay to tenant under this Lease or any other agreement.

     (5)  Require all future payments to be made by cashier's check, money order
          or wire transfer after the first time any check is returned for
          insufficient funds, or the second time any sum due hereunder is more
          than five (5) days late.

     (6)  In lieu of calculating damages under SECTIONS 20.A(1) or 20.A(2)
          above, Landlord may elect to receive as damages the sum of (a) all
          Rent accrued through the date of termination of this Lease or Tenant's
          right to possession, and (b) an amount equal to the total Rent that
          Tenant would have been required to pay for the remainder of the Term
          discounted to present value at the Prime Rate (defined in SECTION
          20.B.) then in effect, minus the then present fair rental value of the
          Premises for the remainder of the Term, similarly discounted, after
          deducting all anticipated Costs of Reletting.

     B. TENANT NOT RELIEVED FROM LIABILITIES. Unless expressly provided in this
Lease, the repossession or re-entering of all or any part of the Premises shall
not relieve Tenant of its liabilities and obligations under this Lease. No right
or remedy of Landlord shall be exclusive of any other right or remedy. Each
right and remedy shall be cumulative and in addition to any other right and
remedy now or subsequently available to Landlord at Law or in equity. If
Landlord declares Tenant to be in default, Landlord shall be entitled to receive
interest on any unpaid item of Rent at a rate equal to the lesser of 18% per
annum or the highest rate permitted by Law. In addition, if Tenant fails to pay
any item or installment of Rent when due, Tenant shall pay Landlord an
administrative fee equal to 5% of the past due Rent, provided that Tenant shall
be entitled to a grace period of 5 days for the first 2 late payments of Rent in
a given calendar year. For purposes hereof, the "Prime Rate" shall be the per
annum interest rate publicly announced as its prime or base rate by a federally
insured bank selected by Landlord in the state in which the Building is located.
Forbearance by Landlord to enforce one or more remedies shall not constitute a
waiver of any default.

     C. MITIGATION OF DAMAGES. Upon termination of Tenant's right to possess the
Premises, Landlord shall, to the extent required by Law (and no further), use
objectively reasonable efforts to mitigate damages by reletting the Premises.
Landlord shall not be deemed to have failed to do so if Landlord refuses to
lease the Premises to a prospective new tenant with respect to whom Landlord
would be entitled to withhold its consent pursuant to SECTION 12.A., or who (1)
is an affiliate, parent or subsidiary of Tenant; (2) is not acceptable to any
Mortgagee of Landlord; (3) requires improvements to the Premises to be made at
Landlord's expense; or (4) is unwilling to accept lease terms then proposed by
Landlord, including: (a) leasing for a shorter or longer term than remains under
this Lease; (b) re-configuring or combining the Premises with other space, (c)
taking all or only a part of the Premises; and/or (d) changing the use of the
Premises. Notwithstanding Landlord's duty to mitigate its damages as provided
herein, Landlord shall not be obligated to give any priority to reletting
Tenant's space in connection with its leasing of space in the Building.

     D. LANDLORD'S LIEN. To secure Tenant's obligations under this Lease, Tenant
grants Landlord a contractual security interest on all of Tenant's furniture,
fixtures and equipment now or hereafter situated in the Premises and all
proceeds therefrom, including insurance proceeds (collectively, "Collateral").
No Collateral shall be removed from the Premises without Landlord's prior
written consent until all of Tenant's obligations are fully satisfied (except in
the ordinary course of business and then only if replaced with items of same
value and quality). Upon any event of default, Landlord may, to the fullest
extent permitted by Law and in addition to any other remedies provided herein,
enter upon the Premises and take possession of any Collateral without being held
liable

                                       15
<PAGE>
for trespass or conversion, and sell the same at public or private sale, after
giving Tenant at least 5 days' written notice (or more if required by Law) of
the time and place of such sale. Such notice may be sent with or without return
receipt requested. Unless prohibited by Law, any Landlord Party may purchase any
Collateral at such sale. The proceeds from such sale, less Landlord's expenses,
including reasonable attorneys' fees and other expenses, shall be credited
against Tenant's obligations. Any surplus shall be paid to Tenant (or as
otherwise required by Law) and any deficiency shall be paid by Tenant to
Landlord upon demand. Upon request, Tenant shall execute and deliver to Landlord
a financing statement sufficient to perfect the foregoing security interest or
Landlord may file a copy of this Lease as a financing statement, as permitted
under Law.

21. LIMITATION OF LIABILITY. NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED
IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) TO
TENANT SHALL BE LIMITED TO THE INTEREST OF LANDLORD IN THE PROPERTY. TENANT
SHALL LOOK SOLELY TO LANDLORD'S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY
JUDGMENT OR AWARD AGAINST LANDLORD. No LANDLORD PARTY SHALL BE PERSONALLY LIABLE
FOR ANY JUDGMENT OR DEFICIENCY. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY
LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) (DEFINED IN ARTICLE
26) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES (DEFINED IN ARTICLE 26) ON THE
PROPERTY, BUILDING OR PREMISES, NOTICE AND REASONABLE TIME TO CURE THE ALLEGED
DEFAULT. TENANT HEREBY WAIVES ALL CLAIMS AGAINST ALL LANDLORD PARTIES FOR
CONSEQUENTIAL, SPECIAL OR PUNITIVE DAMAGES ALLEGEDLY SUFFERED BY ANY TENANT
PARTIES, INCLUDING LOST PROFITS AND BUSINESS INTERRUPTION.

22. NO WAIVER. Either party's failure to declare a default immediately upon its
occurrence, or delay in taking action for a default shall not constitute a
waiver of the default, nor shall it constitute an estoppel. Either party's
failure to enforce its rights for a default shall not constitute a waiver of its
rights regarding any subsequent default. Receipt by Landlord of Tenant's keys to
the Premises shall not constitute an acceptance or surrender of the Premises.

23. TENANT'S RIGHT TO POSSESSION. Tenant shall, and may peacefully have, hold
and enjoy the Premises without hindrance from Landlord or any person lawfully
claiming through Landlord, subject to the terms of this Lease, provided Tenant
pays the Rent and fully performs all of its covenants and agreements. This
covenant and all other covenants of Landlord shall be binding upon Landlord and
its successors only during its or their respective periods of ownership of the
Building, and shall not be a personal covenant of any Landlord Parties.

24. RELOCATION. Landlord may, upon 60 days' notice to Tenant, relocate the
Premises to any other premises within the Building ("Relocated Premises") on a
date of relocation (the "Relocation Date") specified therein. The Relocated
Premises shall in all respects be substantially the same or better, as
reasonably determined by Landlord, in area, finish, and appropriateness for the
Permitted Use. In such event, all reasonable expenses of moving Tenant and
decorating the Relocated Premises with substantially the same leasehold
improvements shall be at the expense of Landlord, including the physical move,
telephone installation and other costs set forth below. All moving costs
(including the cost to relocate phones, computers and other systems of similar
nature), all costs of reprinting stationery, cards and other printed material
bearing Tenant's address at the Premises if such address changes due to the
relocation (but only the quantity existing immediately prior to the relocation)
and all other out-of-pocket costs directly incurred by Tenant in connection with
relocation to the Relocated Premises, including but not limited to reasonable
decorating and design costs, shall be paid by Landlord within thirty (30) days
after receipt of third party invoices therefor. Within 5 business days following
receipt of Landlord's relocation notice, Tenant shall have the option, effective
as of the Relocation Date, either to enter into an appropriate lease amendment
relocating the Premises, or to terminate this Lease. Failure of Tenant to choose
either option shall constitute Tenant's election to relocate. If Tenant elects
to relocate, Landlord shall have the option to tender the Relocated Premises to
Tenant on any date within a 30 day period prior to or after the Relocation Date,
in which event the date of tender of possession of the Relocated Premises shall
become the Relocation Date. From the Relocation Date through the Expiration
Date, the aggregate Base Rent for the Relocated Premises shall be the same as
for the original Premises.

25. HOLDING OVER. Except for any permitted occupancy by Tenant under ARTICLE 8,
if Tenant or any party claiming by through or under Tenant fails to surrender
the Premises at the expiration or earlier termination of this Lease, continued
occupancy of the Premises shall be that of a tenancy at sufferance. Tenant's
occupancy of the Premises during the holdover shall be subject to all the terms
and provisions of this Lease and Tenant shall pay an

                                       16
<PAGE>
amount (on a per month basis without reduction for partial months during the
holdover) equal to 200% of the greater of: (1) the sum of the Base Rent and
Additional Rent due for the period immediately preceding the holdover; or (2)
the fair market gross rental for the Premises as reasonably determined by
Landlord. No holdover by Tenant or payment by Tenant after the expiration or
early termination of this Lease shall be construed to extend the Term or prevent
Landlord from immediate recovery of possession of the Premises by summary
proceedings or otherwise. In addition to the payment of the amounts provided
above, if Landlord is unable to deliver possession of the Premises to a new
tenant, or to perform improvements for a new tenant, as a result of Tenant's
holdover and Tenant fails to vacate the Premises within 15 days after Landlord
notifies Tenant of Landlord's inability to deliver possession, or perform
improvements, Tenant shall be liable to Landlord for all damages, including
without limitation, consequential damages, that Landlord suffers from the
holdover.

26. SUBORDINATION TO MORTGAGES; ESTOPPEL CERTIFICATE. Tenant accepts this Lease
subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or
other lien(s) now or subsequently affecting the Premises, the Building or the
Property, and to renewals, modifications, refinancings and extensions thereof
(collectively, a "Mortgage"). The party having the benefit of a Mortgage shall
be referred to as a "Mortgagee." This clause shall be self-operative, but upon
request from a Mortgagee, Tenant shall execute a commercially reasonable
subordination agreement in favor of the Mortgagee. In lieu of having the
Mortgage be superior to this Lease, a Mortgagee shall have the right at any time
to subordinate its Mortgage to this Lease. If requested by a
successor-in-interest to all or a part of Landlord's interest in this Lease,
Tenant shall, without charge, attorn to the successor-in-interest. However, in
the event of attornment after a foreclosure sale or deed in lieu of foreclosure,
no purchaser of such sale, grantee of such deed, or immediate transferee from
such purchaser or grantee shall be: (i) liable for any act, omission or default
of Landlord; (ii) subject to any offsets or defenses which Tenant might have
against Landlord; (iii) liable for or bound by any Base Rent or Additional Rent
which Tenant might have paid for more than the current month to Landlord; (iv)
if the Premises is more than 10,000 RSF, bound by any modification, amendment,
surrender or termination of this Lease without Mortgagee's written consent
(other than any modification, amendment, surrender or termination that does not
require Mortgagee's consent under that certain Deed of Trust, Leasehold Deed of
Trust, Security Agreement and Fixture Filing and Assignment of Leases and Rents
recorded at County Clerk File No. T966808 in the Official Public Records of Real
Property of Harris County, Texas and any recorded amendments thereof); (v)
liable for or obligated to cure any defaults of Landlord which occurred prior to
the time that Mortgagee succeeded to the interest of Landlord under this Lease;
(vi) liable, bound or responsible for or with respect to the retention,
application and/or return to Tenant of any security deposit or cleaning deposit
paid to Landlord under this Lease, whether or not still held by Landlord, unless
and until Mortgagee has actually received for its own account the full amount of
such security deposit or cleaning deposit, or (vii) liable for or bound by any
agreement of Landlord with respect to the completion of any improvements to the
Project or Premises or for the payment or reimbursement to Tenant of any
contribution to the cost of the completion of any such improvements. Tenant
shall, within 5 days after receipt of a written request from Landlord, execute
and deliver an estoppel certificate to those parties as are reasonably requested
by Landlord (including a Mortgagee or prospective purchaser). The estoppel
certificate shall include a statement certifying that this Lease is unmodified
(except as identified in the estoppel certificate) and in full force and effect,
describing the dates to which Rent and other charges have been paid,
representing that, to the best of Tenant's knowledge, there is no default (or
stating the nature of the alleged default) and certifying other matters with
respect to this Lease that may reasonably be requested.

27. ATTORNEYS' FEES. If either party institutes a suit against the other for
violation of or to enforce any covenant or condition of this Lease, or if either
party intervenes in any suit in which the other is a party to enforce or protect
its interest or rights, the prevailing party shall be entitled to all of its
costs and expenses, including, without limitation, reasonable attorneys' fees.

28. NOTICE. If a demand, request, approval, consent or notice (collectively, a
"notice") shall or may be given to either party by the other, the notice shall
be in writing and delivered by hand or sent by registered or certified mail with
return receipt requested, or sent by overnight or same day courier service, or
sent by facsimile, at the party's respective Notice Address(es) set forth in
Article 1, except that if Tenant has vacated the Premises (or if the Notice
Address for Tenant is other than the Premises, and Tenant has vacated such
address) without providing Landlord a new Notice Address, Landlord may serve
notice in any manner described in this Article or in any other manner permitted
by Law. Each notice shall be deemed to have been received or given on the
earlier to occur of actual delivery (which, in the case of delivery by
facsimile, shall be deemed to occur at the time of delivery indicated on the
electronic confirmation of the facsimile) or the date on which delivery is
refused, or, if Tenant has vacated the

                                       17
<PAGE>
Premises or the other Notice Address of Tenant without providing a new Notice
Address, three (3) days after notice is deposited in the U.S. mail or with a
courier service in the manner described above. Either party may, at any time,
change its Notice Address by giving the other party written notice of the new
address in the manner described in this Article.

29. RESERVED RIGHTS. This Lease does not grant any rights to light or air over
or about the Building. Landlord excepts and reserves exclusively to itself the
use of: (A) roofs, (B) telephone, electrical and janitorial closets, (C)
equipment rooms, Building risers or similar areas that are used by Landlord for
the provision of Building services, (D) rights to the land and improvements
below the floor of the Premises, (E) the improvements and air rights above the
Premises, (F) the improvements and air rights outside the demising walls of the
Premises, (G) the areas within the Premises used for the installation of utility
lines and other installations serving occupants of the Building, and (H) any
other areas designated from time to time by Landlord as service areas of the
Building. Landlord has the right to change the Building's name or address.
Landlord also has the right to make such other changes to the Property and
Building as Landlord deems appropriate, provided the changes do not materially
affect Tenant's ability to use the Premises for the Permitted Use. Landlord
shall also have the right (but not the obligation) to temporarily close the
Building if Landlord reasonably determines that there is an imminent danger of
significant damage to the Building or of personal injury to Landlord's employees
or the occupants of the Building. The circumstances under which Landlord may
temporarily close the Building shall include, without limitation, electrical
interruptions, hurricanes and civil disturbances. A closure of the Building
under such circumstances shall not constitute a constructive eviction nor
entitle Tenant to an abatement or reduction of Rent.

30. SURRENDER OF PREMISES. At the expiration or earlier termination of this
Lease or Tenant's right of possession, Tenant shall remove Tenant's Property
from the Premises, and quit and surrender the Premises to Landlord, broom clean,
and in good order, condition and repair, ordinary wear and tear excepted. Tenant
shall also be required to remove Tenant's Removable Property in accordance with
ARTICLE 9. If Tenant fails to remove any of Tenant's Property within 2 days
after the termination of this Lease or of Tenant's right to possession,
Landlord, at Tenant's sole cost and expense, shall be entitled (but not
obligated) to remove and store Tenant's Property. Landlord shall not be
responsible for the value, preservation or safekeeping of Tenant's Property.
Tenant shall pay Landlord, upon demand, the expenses and storage charges
incurred for Tenant's Property. In addition, if Tenant fails to remove Tenant's
Property from the Premises or storage, as the case may be, within 30 days after
written notice, Landlord may deem all or any part of Tenant's Property to be
abandoned, and title to Tenant's Property shall be deemed to be immediately
vested in Landlord.

31. HAZARDOUS MATERIALS. No Hazardous Material (hereinafter defined) (except for
de minimis quantities of household cleaning products and office supplies used in
the ordinary course of Tenant's business at the Premises and that are used, kept
and disposed of in compliance with Laws) shall be brought upon, used, kept or
disposed of in or about the Premises or the Building by any Tenant Parties or
any of Tenant's transferees, contractors or licensees without Landlord's prior
written consent, which consent may be withheld in Landlord's sole and absolute
discretion. Tenant's request for such consent shall include a representation and
warranty by Tenant that the Hazardous Material in question (A) is necessary in
the ordinary course of Tenant's business, and (B) shall be used, kept and
disposed of in compliance with all Laws. If Contamination (hereinafter defined)
occurs as a result of an act or omission of any Tenant Party, Tenant shall, at
its expense, promptly take all actions necessary to comply with Laws and to
return the Premises, the Building, the Property and/or any adjoining or affected
property to its condition prior to such Contamination, subject to Landlord's
prior written approval of Tenant's proposed methods, times and procedures for
remediation. Tenant shall provide Landlord reasonably satisfactory evidence that
such actions shall not adversely affect any Landlord Party or contaminated
property. Landlord may require that a representative of Landlord be present
during any such actions and/or that such actions be taken after business hours.
If Tenant fails to take and diligently prosecute any necessary remediation
actions within 30 days after written notice from Landlord or an authorized
governmental agency (or any shorter period required by any governmental agency),
Landlord may take such actions and Tenant shall reimburse Landlord therefor,
plus a 15% administrative fee, within 30 days of Landlord's invoice. For
purposes of this ARTICLE 31, a "Hazardous Material" is any substance (Y) the
presence of which requires, or may hereafter require, notification,
investigation or remediation under any Laws; or (Z) which is now or hereafter
defined, listed or regulated by any governmental authority as a "hazardous
waste", "extremely hazardous waste", "solid waste", "toxic substance",
"hazardous substance", "hazardous material" or "regulated substance", or
otherwise regulated under any Laws. "Contamination" means any release or
disposal of a Hazardous Material in, on, under, at or from the Premises, the
Building or the Property which may result in any liability, fine,

                                       18
<PAGE>
use restriction, cost recovery lien, remediation requirement or other government
or private party action or imposition affecting any Landlord Party. For purposes
of this Lease, claims arising from Contamination shall include diminution in
value, restrictions on use, adverse impact on leasing space, and all costs of
site investigation, remediation, removal and restoration work, including
response costs under CERCLA and similar statutes.

32. MISCELLANEOUS.

     A. GOVERNING LAW; JURISDICTION AND VENUE; SEVERABILITY; PARAGRAPH HEADINGS.
This Lease and the rights and obligations of the parties shall be interpreted,
construed and enforced in accordance with the Laws of the state in which the
Building is located and Landlord and Tenant hereby irrevocably consent to the
jurisdiction and proper venue of such state. If any term or provision of this
Lease shall to any extent be invalid or unenforceable, the remainder of this
Lease shall not be affected, and each provision of this Lease shall be valid and
enforced to the fullest extent permitted by Law. The headings and titles to the
Articles and Sections of this Lease are for convenience only and shall have no
effect on the interpretation of any part of this Lease.

     B. RECORDING. Tenant shall not record this Lease or any memorandum without
Landlord's prior written consent.

     C. FORCE MAJEURE. Whenever a period of time is prescribed for the taking of
an action by Landlord or Tenant, the period of time for the performance of such
action shall be extended by the number of days that the performance is actually
delayed due to strikes, acts of God, shortages of labor or materials, war, civil
disturbances and other causes beyond the reasonable control of the performing
party ("Force Majeure"). However, events of Force Majeure shall not extend any
period of time for the payment of Rent or other sums payable by either party or
any period of time for the written exercise of an option or right by either
party.

     D. TRANSFERABILITY; RELEASE OF LANDLORD. Landlord shall have the right to
transfer and assign, in whole or in part, all of its rights and obligations
under this Lease and in the Building and/or Property referred to herein, and
upon such transfer Landlord shall be released from any further obligations
hereunder, and Tenant agrees to look solely to the successor in interest of
Landlord for the performance of such obligations.

     E. BROKERS. Tenant represents that it has(1) in connection with this Lease.
Tenant shall indemnify and hold the Landlord Parties harmless from all claims of
any other brokers claiming to have represented Tenant in connection with this
Lease. Landlord agrees to indemnify and hold the Tenant Parties harmless from
all claims of any brokers claiming to have represented Landlord in connection
with this Lease.

     F. AUTHORITY; JOINT AND SEVERAL LIABILITY. Tenant covenants, warrants and
represents that: (1) each individual executing, attesting and/or delivering this
Lease on behalf of Tenant is authorized to do so on behalf of Tenant; (2) this
Lease is binding upon and enforceable against Tenant; and (3) Tenant is duly
organized and legally existing in the gate of its organization and is qualified
to do business in the state in which the Premises are located. If there is more
than one Tenant, or if Tenant is comprised of more than one party or entity, the
obligations imposed upon Tenant shall be joint and several obligations of all
the parties and entities. Notices, payments and agreements given or made by,
with or to any one person or entity shall be deemed to have been given or made
by, with and to all of them.

     G. TIME IS OF THE ESSENCE; RELATIONSHIP; SUCCESSORS AND ASSIGNS. Time is of
the essence with respect to Tenant's exercise of any expansion, renewal or
extension rights or other options granted to Tenant. This Lease shall create
only the relationship of landlord and tenant between the parties, and not a
partnership, joint venture or any other relationship. This Lease and the
covenants and conditions in this Lease shall inure only to the benefit of and be
binding only upon Landlord and Tenant and their permitted successors and
assigns.

     H. SURVIVAL OF OBLIGATIONS. The expiration of the Term, whether by lapse of
time or otherwise, shall not relieve either party of any obligations which
accrued prior to or which may continue to accrue after the

----------
(1)  NOT DEALT WITH ANY BROKER.

                                       19
<PAGE>
expiration or early termination of this Lease. Without limiting the scope of the
prior sentence, it is agreed that Tenant's obligations under SECTIONS 4.A, 4.B,
8, 14, 20, 25, 30 and 31 shall survive the expiration or early termination of
this Lease.

     I. BINDING EFFECT. Landlord has delivered a copy of this Lease to Tenant
for Tenant's review only, and the delivery of it does not constitute an offer to
Tenant or an option. This Lease shall not be effective against any party hereto
until an original copy of this Lease has been signed by such party. The term of
this Lease shall commence on the Effective Date and end, unless sooner
terminated in accordance with the terms hereof, on the Expiration Date.

     J. FULL AGREEMENT; AMENDMENTS. This Lease contains the parties' entire
agreement regarding the subject matter hereof. All understandings, discussions,
and agreements previously made between the parties, written or oral, are
superseded by this Lease, and neither party is relying upon any warranty,
statement or representation not contained in this Lease. This Lease may be
modified only by a written agreement signed by Landlord and Tenant. The exhibits
and riders attached hereto are incorporated herein and made a part of this Lease
for all purposes.

     K. TAX WAIVER. TENANT WAIVES ALL RIGHTS PURSUANT TO ALL LAWS TO PROTEST
APPRAISED VALUES OR RECEIVE NOTICE OR REAPPRAISAL REGARDING THE PROPERTY
(INCLUDING LANDLORD'S PERSONALTY), IRRESPECTIVE OF WHETHER LANDLORD CONTESTS
SAME.

     L. WAIVER OF CONSUMER RIGHTS. TENANT HEREBY WAIVES ALL ITS RIGHTS UNDER THE
TEXAS DECEPTIVE TRADE PRACTICES - CONSUMER PROTECTION ACT, SECTION 17.41 ET.
SEQ. OF THE TEXAS BUSINESS AND COMMERCE CODE, A LAW THAT GIVES CONSUMERS SPECIAL
RIGHTS AND PROTECTIONS. AFTER CONSULTATION WITH AN ATTORNEY OF TENANT'S OWN
SELECTION, TENANT VOLUNTARILY CONSENTS TO THIS WAIVER.

     M. TENANT'S SECURITY. Tenant shall (1) lock the doors to the Premises and
take other reasonable steps to secure the Premises and the personal property of
all Tenant Parties and any of Tenant's transferees, contractors or licensees in
the Common Areas and parking facilities of the Building and Property, from
unlawful intrusion, theft, fire and other hazards; (2) keep and maintain in good
working order all security devices installed in the Premises by or for the
benefit of Tenant (such as locks, smoke detectors and burglar alarms), which
shall be integrated with any other Building security systems; and (3) cooperate
with Landlord and other tenants in the Building on security matters. Tenant
acknowledges that Landlord is not a guarantor of the security or safety of the
Tenant Parties or their property, and that such matters are the responsibility
of Tenant and the local law enforcement authorities.

     Landlord and Tenant have executed this Lease as of the day and year first
above written.

                                        LANDLORD

                                        CRESCENT REAL ESTATE EQUITIES LIMITED
                                        PARTNERSHIP,
                                        a Delaware limited partnership

                                        By: Crescent Real Estate Equities, Ltd.,
                                        a Delaware corporation, its General
                                        Partner

                                        By: /s/ Jane B. Page
                                            ------------------------------------
                                            Jane B. Page, Vice President
                                            Houston Region--Asset Management

                                       20
<PAGE>
                                        TENANT

                                        GREAT SPIRITS COMPANY L.L.C.,
                                        a Delaware limited liability company

                                        By: /s/ Mark Andrews
                                            ------------------------------------
                                        Mark Andrews
                                        Title: President

                                       21
<PAGE>
                                   EXHIBIT A-1

                        OUTLINE AND LOCATION OF PREMISES

                                    [Diagram]

                                       A-1
<PAGE>
                                   EXHIBIT A-2

                          LEGAL DESCRIPTION OF PROPERTY

     All of Block 131, South Side Buffalo Bayou ("S.S.B.B."), City of Houston,
Harris County, Texas, being that property bounded by the center lines of
Caroline and Austin Streets and McKinney and Lamar Avenues in the City of
Houston, Harris County, Texas.

     All of Block 132, S.S.B.B., City of Houston, Harris County, Texas, being
that property bounded by the center lines of San Jacinto and Caroline Streets
and McKinney and Lamar Avenues in the City of Houston, Harris County, Texas.

     All of those air rights, as hereinafter defined in the easements abutting
Blocks 131 and 132, being a portion of those rights conveyed by the City of
Houston to Houston Center corporation by one or more of three (3) Quitclaim
Deeds, the first dated August 26, 1971, recorded in Volume 8575, Page 518 of the
Deed Records of Harris County, Texas, the second dated December 18, 1973,
recorded under film Code No. ###-##-#### in the Official Public Records of Real
Property of Harris County, Texas, and the third dated January 7, 1977, recorded
under Film Code No. 156-190-1502 in the Official Public Records of Real Property
of Harris County, Texas, all of such Deeds being authorized by City of Houston
Ordinance No. 70-1881 passed on October 28, 1970, the air rights conveyed by
said Quitclaim Deeds being the City of Houston easement rights between a plane
20 feet above the crowns of the existing streets and a plane 500 feet above such
street crowns, in certain streets including those surrounding Blocks 131 and
132, except all rights in the South one-half of McKinney Avenue abutting Block
132 adjoining the Hornberger Tract which is described as Lot 11 and West 16.67
feet of Lot 5.

                                      A-2
<PAGE>
                                    EXHIBIT B

                              RULES AND REGULATIONS

(1) Tenant and Tenant's employees shall have access to the Premises 24 hours a
day, seven days per week. On Saturdays, Sundays and Holidays, and on other days
between the hours of 6:00 P.M. and 8:00 A.M. the following day, or such other
hours as Landlord shall determine from time to time, access to the Building
and/or to the passageways, entrances, exits, shipping areas, halls, corridors,
elevators or stairways and other areas in the Building may be restricted and
access gained by use of a key to the outside doors of the Building, or pursuant
to such security procedures Landlord may from time to time impose. All such
areas, and all roofs, are not for use of the general public and Landlord shall
in all cases retain the right to control and prevent access thereto by all
persons whose presence in the judgment of Landlord shall be prejudicial to the
safety, character, reputation and interests of the Building and its tenants
provided, however, that nothing herein contained shall be construed to prevent
such access to persons with whom Tenant deals in the normal course of Tenant's
business unless such persons are engaged in activities which are illegal or
violate these Rules. No Tenant and no employee or invitee of Tenant shall enter
into areas reserved for the exclusive use of Landlord, its employees or
invitees. Tenant shall keep doors to corridors and lobbies closed except when
persons are entering or leaving.

(2) Tenant shall not paint, display, inscribe, maintain or affix any sign,
placard, picture, advertisement, name, notice, lettering or direction on any
part of the outside or inside of the Building, or on any part of the inside of
the Premises which can be seen from the outside of the Premises, without the
prior consent of Landlord, and then only such name or names or matter and in
such color, size, style, character and material as may be first approved by
Landlord in writing. Landlord shall prescribe the suite number and
identification sign for the Premises (which shall be prepared and installed by
Landlord at Tenant's expense). Landlord reserves the right to remove at Tenant's
expense all matter not so installed or approved without notice to Tenant.

(3) Tenant shall not in any manner use the name of the Building for any purpose
other than that of the business address of the Tenant, or use any picture or
likeness of the Building, in any letterheads, envelopes, circulars, notices,
advertisements, containers or wrapping material without Landlord's express
consent in writing.

(4) Tenant shall not place anything or allow anything to be placed in the
Premises near the glass of any door, partition, wall or window which may be
unsightly from outside the Premises, and Tenant shall not place or permit to be
placed any article of any kind on any window ledge or on the exterior walls.
Blinds, shades, awnings or other forms of inside or outside window ventilators
or similar devices, shall not be placed in or about the outside windows in the
Premises except to the extent, if any, that the character, shape, color,
material and make thereof is first approved by the Landlord.

(5) Furniture, freight and other large or heavy articles, and all other
deliveries may be brought into the Building only at times and in the manner
designated by Landlord, and always at the Tenant's sole responsibility and risk.
All damage done to the Building by moving or maintaining such furniture, freight
or articles shall be repaired by Landlord at Tenant's expense. Landlord may
inspect items brought into the Building or Premises with respect to weight or
dangerous nature. Landlord may require that all furniture, equipment, cartons
and similar articles removed from the Premises or the Building be listed and a
removal permit therefor first be obtained from Landlord. Tenant shall not take
or permit to be taken in or out of other entrances or elevators of the Building,
any item normally taken, or which Landlord otherwise reasonably requires to be
taken, in or out through service doors or on freight elevators. Tenant shall not
allow anything to remain in or obstruct in any way, any lobby, corridor,
sidewalk, passageway, entrance, exit, hall, stairway, shipping area, or other
such area. Tenant shall move all supplies, furniture and equipment as soon as
received directly to the Premises, and shall move all such items and waste
(other than waste customarily removed by Building employees) that are at tiny
time being taken from the Premises directly to the areas designated for
disposal. Any hand-carts used at the Building shall have rubber wheels.

(6) Tenant shall not overload any floor or part thereof in the Premises, or
Building, including any public corridors or elevators therein bringing in or
removing any large or heavy articles, and Landlord may direct and control the
location of safes and all other heavy articles and require supplementary
supports at Tenant's expense of such material and dimensions as Landlord may
deem necessary to properly distribute the weight.

                                       B-1
<PAGE>
(7) Tenant shall not attach or permit to be attached additional locks or similar
devices to any door or window, change existing locks or the mechanism thereof,
or make or permit to be made any keys for any door other than those provided by
Landlord. If more than two keys for one lock are desired, Landlord will provide
them upon payment therefor by Tenant. Tenant, upon termination of its tenancy,
shall deliver to the Landlord all keys of offices, rooms and toilet rooms which
have been furnished Tenant or which the Tenant shall have had made, and in the
event of loss of any keys so furnished shall pay Landlord therefor.

(8) If Tenant desires signal, communication, alarm or other utility or similar
service connections installed or changed, Tenant shall not install or change the
same without the prior approval of Landlord, and then only under Landlord's
direction at Tenant's expense. Tenant shall not install in the Premises any
equipment which requires more electric current than Landlord is required to
provide under this Lease, without Landlord's prior approval, and Tenant shall
ascertain from Landlord the maximum amount of load or demand for or use of
electrical current which can safely be permitted in the Premises, taking into
account the capacity of electric wiring in the Building and the Premises and the
needs of tenants of the Building, and shall not in any event connect a greater
load than such safe capacity.

(9) Tenant shall not obtain for use upon the Premises ice, drinking water,
towel, janitor and other similar services, except from persons approved by the
Landlord. Any person engaged by Tenant to provide janitor or other services
shall be subject to direction by the manager or security personnel of the
Building.

(10) The toilet rooms, urinals, wash bowls and other such apparatus shall not be
used for any purpose other than that for which they were constructed and no
foreign substance of any kind whatsoever shall be thrown therein and the expense
of any breakage, stoppage or damage resulting from the violation of this Rule
shall be borne by the tenant who, or whose employees or invitees shall have
caused it.

(11) The janitorial closets, utility closets, telephone closets, brown closets,
electrical closets, storage closets, and other such closets, rooms and areas
shall be used only for the purposes and in the manner designated by Landlord,
and may not be used by tenants, or their contractors, agents, employees, or
other parties without Landlord's prior written consent.

(12) Landlord reserves the right to exclude or expel from the Building any
person who, in the judgment of Landlord, is intoxicated or under the influence
of liquor or drugs, or who shall in any manner do any act in violation of any of
these Rules. Tenant shall not at any time manufacture, sell, use or give away,
any spirituous, fermented, intoxicating or alcoholic liquors on the Premises,
except in the normal course of business as an importer and marketer of spirits,
nor permit any of the same to occur (except in connection with occasional social
or business events conducted in the Premises which do not violate any Laws nor
bother or annoy any other tenants). Tenant shall not at any time sell, purchase
or give away, food in any form by or to any of Tenant's agents or employees or
any other parties on the Premises, nor permit any of the same to occur (other
than in lunch rooms or kitchens for employees as may be permitted or installed
by Landlord, which does not violate any laws or bother or annoy any other
tenant).

(13) Tenant shall not make any room-to-room canvass to solicit business or
information or to distribute any article or material to or from other tenants or
occupants of the Building and shall not exhibit, sell or offer to sell, use,
rent or exchange any products or services in or from the Premises unless
ordinarily embraced within the Tenant's use of the Premises specified in the
Lease.

(14) Tenant shall not waste electricity, water, heat or air conditioning or
other utilities or services, and agrees to cooperate fully with Landlord to
assure the most effective and energy efficient operation of the Building and
shall not allow the adjustment (except by Landlord's authorized Building
personnel) of any controls. Tenant shall keep corridor doors closed and shall
not open any windows, except that if the air circulation shall not be in
operation, windows which are openable may be opened with Landlord's consent. As
a condition to claiming any deficiency in the air-conditioning or ventilation
services provided by Landlord, Tenant shall close any blinds or drapes in the
Premises to prevent or minimize direct sunlight.

(15) Tenant shall conduct no auction, fire or "going out of business sale" or
bankruptcy sale in or from the Premises, and such prohibition shall apply to
Tenant's creditors.

                                       B-2
<PAGE>
(16) Tenant shall cooperate and comply with any reasonable safety or security
programs, including fire drills and air raid drills, and the appointment of
"fire wardens" developed by Landlord for the Building, or required by Law.
Before leaving the Premises unattended, Tenant shall close and securely lock all
doors or other means of entry to the Premises and shut off all lights and water
faucets in the Premises (except heat to the extent necessary to prevent the
freezing or bursting of pipes).

(17) Tenant will comply with all municipal, county, state, federal or other
government laws, statutes, codes, regulations and other requirements, including
without limitation, environmental, health, safety and police requirements and
regulations respecting the Premises, now or hereinafter in force, at its sole
cost, and will not use the Premises for any immoral purposes.

(18) Tenant shall not (i) carry on any business, activity or service except
those ordinarily embraced within the permitted use of the Premises specified in
the Lease and more particularly, but without limiting the generality of the
foregoing, shall not (ii) install or operate any internal combustion engine,
boiler, machinery, refrigerating (except a refrigerator in the kitchen or
employee break room), heating or air conditioning equipment in or about the
Premises, (iii) use the Premises for housing, lodging or sleeping purposes or
for the washing of clothes, (iv) place any radio or television antennae other
than inside of the Premises, (v) operate or permit to be operated any musical or
sound producing instrument or device which may be heard outside the Premises,
(vi) use any source of power other than electricity, (vii) operate any
electrical or other device from which may emanate electrical or other waves
which may interfere with or impair radio, television, microwave, or other
broadcasting or reception from or in the Building or elsewhere, (viii) bring or
permit any bicycle or other vehicle, or dog (except in the company of a blind
person or except where specifically permitted) or other animal or bird in the
Building, (ix) make or permit objectionable noise or odor to emanate from the
Premises, (x) do anything in or about the Premises tending to create or maintain
a nuisance or do any act tending to injure the reputation of the Building, (xi)
throw or permit to be thrown or dropped any article from any window or other
opening in the Building, (xii) use or permit upon the Premises anything that
will invalidate or increase the rate of insurance on any policies of insurance
now or hereafter carried on the Building or violate the certificates of
occupancy issued for the premises or the Building, (xiii) use the Premises for
any purpose, or permit upon the Premises anything, that may be dangerous to
persons or property (including but not limited to flammable oils, fluids,
paints, chemicals, firearms or any explosive articles or materials) nor (xiv) do
or permit anything to be done upon the Premises in any way tending to disturb
any other tenant at the Building or the occupants of neighboring property.

(19) If the Building shall now or hereafter contain a building garage, parking
structure or other parking area or locally, the following Rules shall apply in
such areas or facilities:

     (i)  Parking shall be available in areas designated generally for tenant
          parking 24 hours a day, seven days per week, for such daily or monthly
          charges as Landlord may establish from time to time. In all cases,
          parking for Tenant and its employees and visitors shall be on a "first
          come, first served," unassigned basis, with Landlord and other tenants
          at the Building, and their employees and visitors, and other persons
          to whom Landlord shall grant the right or who shall otherwise have the
          right to use the same, all subject to these Rules, as the same may be
          amended or supplemented, and applied on a non-discriminatory basis.
          Notwithstanding the foregoing to the contrary, Landlord reserves the
          right to assign specific spaces, and to reserve spaces for visitors,
          small cars, handicapped individuals, and other tenants, visitors of
          tenants or other persons, and Tenant and its employees and visitors
          shall not park in any such assigned or reserved spaces. Landlord may
          restrict or prohibit full size vans and other large vehicles.

     (ii) In case of any violation of these provisions, Landlord may refuse to
          permit the violator to park, and may remove the vehicle owned or
          driven by the violator from the Building without liability whatsoever,
          at such violator's risk and expense. Landlord reserves the right to
          close all or a portion of the parking areas or facilities in order to
          make repairs or perform maintenance services, or to alter, modify,
          re-stripe or renovate the same, or if required by casualty, strike,
          condemnation, act of God, Law or governmental requirement, or any
          other reason beyond Landlord's reasonable control. In the event access
          is denied for any reason, any monthly parking charges shall be abated
          to the extent access is denied, as Tenant's sole recourse. Tenant
          acknowledges that such parking areas or facilities may be operated by
          an independent contractor not affiliated with Landlord, and

                                       B-3
<PAGE>
          Tenant acknowledges that in such event, Landlord shall have no
          liability for claims arising through acts or omissions of such
          independent contractor, if such contractor is reputable.

     (iii) Hours shall be 7:30 AM. to 6:00 P.M., Monday through Friday, and 9:00
          A.M. to 1:00 P.M. on Saturdays, or such other hours as may be
          reasonably established by Landlord or its parking operator from time
          to time; cars must be parked entirely within the stall lines, and only
          small cars may be parked in areas reserved for small cars; all
          directional signs and arrows must be observed; the speed limit shall
          be 5 miles per hour; spaces reserved for handicapped parking must be
          used only by vehicles properly designated; every parker is required to
          park and lock his own car; washing, waxing, cleaning or servicing of
          any vehicle is prohibited; parking spaces may be used only for parking
          automobiles; parking is prohibited in areas: (a) not striped or
          designated for parking, (b) aisles, (c) where "no parking" signs are
          posted, (d) on ramps, and (e) loading areas and other specially
          designated areas. Delivery trucks and vehicles shall use only those
          areas designated therefor.

                                       B-4
<PAGE>
                                    EXHIBIT C

                               COMMENCEMENT LETTER

Re:  Office Lease dated ____________________, 200_, (the "Lease") between
     CRESCENT REAL ESTATE EQUITIES LIMITED PARTNERSHIP ("Landlord") and GREAT
     SPIRITS COMPANY L.L.C. ("Tenant") for Premises, the Rentable Square Footage
     of which is 1,016, located on the 11th floor of 4 Houston Center. Unless
     otherwise specified, all capitalized terms used herein shall have the same
     meanings as in the Lease.

Landlord and Tenant agree that:

1.   Except for punchlist items if any, Landlord has fully completed all
     Landlord Work required under the terms of the Lease.

2.   The Premises are usable by Tenant as intended; Landlord has no further
     obligation to perform any Landlord Work or other construction (except
     punchlist items), and Tenant acknowledges that both the Building and the
     Premises are satisfactory in all respects.

3.   The Commencement Date of the Lease is __________________, 20__.

4.   The Expiration Date of the Lease is the last day of __________________,
     ____.

5.   Tenant's Address at the Premises after the Commencement Date is:

     ___________________________________

     ___________________________________

     ___________________________________

     Attention:_________________________

     Telephone: ________________________

     Facsimile: ________________________

All other terms and conditions of the Lease are ratified and acknowledged to be
unchanged.

     EXECUTED as of _________________, 200_.

                         (ATTACH APPROPRIATE SIGNATURES)

                                      C-1
<PAGE>
                                    EXHIBIT D

                                      NONE

                                       D-1
<PAGE>
                                    EXHIBIT E

                                PARKING AGREEMENT

     This Parking Agreement (the "Agreement") is attached as an Exhibit to an
Office Lease (the "Lease") between CRESCENT REAL ESTATE EQUITIES LIMITED
PARTNERSHIP, as Landlord, and GREAT SPIRITS COMPANY L.L.C., as Tenant, for
Premise, the Rentable Square Footage of which is 1,016, located on the 11th
floor of the Building. Unless otherwise specified, all capitalized terms used in
this Agreement shall have the same meanings as in the Lease. In the event of any
conflict between the Lease and this Agreement, the latter shall control.

     1. Within 30 days after the Commencement Date (and with respect to any
future permits, within 30 days after the delivery of additional Rentable Square
Footage of the Premises applicable to such future permits), Tenant may elect to
take, by giving Landlord written notice within such 30 day period, and Landlord
shall then provide up to one (1) unreserved permit allowing access to unreserved
spaces in the 4 Houston Center Garage (the "Parking Facilities"), and one (1)
additional unreserved permit allowing access to unreserved spaces in the Parking
Facilities on a month-to-month basis. During the Term (including any renewal or
extension), Tenant shall pay Landlord's quoted monthly contract rate (as set
from time to time) for each unreserved permit, plus any taxes thereon.
Landlord's quoted monthly contract rate is currently set as $146.00 for each
unreserved permit in the Parking Facilities. Tenant's failure to pay for any of
the above-referenced parking permits as provided for herein shall be an event of
default under the Lease.

     2. Tenant may permanently return, all or any, of the parking permits that
it has timely elected to take by giving Landlord thirty (30) days' written
notice of the effective date of the return. Upon such effective date, Landlord's
obligation to provide, and Tenant's obligation to pay for, such returned permits
shall terminate. Prior to such effective date, Tenant shall return any key-card,
sticker, or other identification or entrance enabling device provided by
Landlord. Landlord shall have no obligation to provide Tenant, and Tenant shall
have no right to, any packing permits that are returned or that Tenant does not
timely elect to take.

     3. Tenant shall at all times comply with all Laws respecting the use of the
Parking Facilities. Landlord reserves the right to adopt, modify, and enforce
reasonable rules and regulations governing the use of the Parking Facilities
from time to time including any key-card, sticker, or other identification or
entrance systems and hours of operations. Landlord may refuse to permit any
person who violates such rules and regulations to park in the Parking
Facilities, and any violation of the rules and regulations shall subject the car
to removal from the Parking Facilities.

     4. Tenant may validate visitor parking by such method or methods as
Landlord may approve, at the validation rate from time to time generally
applicable to visitor parking. Unless specified to the contrary above, the
parking spaces for the parking permits provided hereunder shall be provided on
an unreserved, "first-come, first-served" basis. Tenant acknowledges that
Landlord has arranged or may arrange for the Parking Facilities to be operated
by an independent contractor, not affiliated with Landlord. In such event,
Tenant acknowledges that Landlord shall have no liability for claims arising
through acts or omissions of such independent contractor. Except for intentional
acts or gross negligence, Landlord shall have no liability whatsoever for any
damage to vehicles or any other items located in or about the Parking
Facilities, nor for any personal injuries or death arising out of any matter
relating to the Parking Facilities, and in all events, Tenant agrees to seek
recovery from its insurance carrier and to require Tenant's employees to seek
recovery from their respective insurance carriers for payment of any losses
sustained in connection with any use of the Parking Facilities. Tenant hereby
waives on behalf of its insurance carriers all rights of subrogation against
Landlord or Landlord's agents. Landlord reserves the right to assign specific
parking spaces, and to reserve parking spaces for visitors, small cars,
handicapped persons and for other tenants, guests of tenants or other parties,
with assigned and/or reserved spaces. Such reserved spaces may be relocated as
determined by Landlord from time to time, and Tenant and persons designated by
Tenant hereunder shall not park in any such assigned or reserved parking spaces.
Landlord also reserves the right to close all or any portion of the Parking
Facilities, at its discretion or if required by casualty, strike, condemnation,
repair, alteration, act of God, Laws, or other reason beyond Landlord's
reasonable control; provided, however, that except for matters beyond Landlord's
reasonable control, any such closure shall be temporary in nature. If Tenant's
use of any parking permit is precluded for any reason, Tenant's sole remedy for
any period during which Tenant's use of any parking permit is precluded shall be
abatement of parking charges for such precluded permits. Tenants shall not
assign its rights under this Agreement except in connection with a Permitted
Transfer.

                                       E-1
<PAGE>
     5. Except as may be expressly set forth to the contrary in Paragraph 1 of
this Agreement, if Tenant fails to pay any charges for parking permits as
provided herein, or otherwise defaults in its performance of any of the terms or
conditions of this Agreement, such default shall constitute an event of default
under the Lease, and in addition to any rights or remedies available to Landlord
in the event of a default under the Lease, Landlord shall have the right to
cancel this Agreement and/or remove any vehicles from the Parking Facilities. In
addition, any default under the Lease shall constitute a default under this
Agreement.

     6. TENANT ACKNOWLEDGES AND AGREES THAT TO THE FULLEST EXTENT PERMITTED BY
LAW, LANDLORD SHALL NOT BE RESPONSIBLE FOR ANY LOSS OR DAMAGE TO TENANT OR
TENANT'S PROPERTY (INCLUDING WITHOUT LIMITATION, ANY LOSS OR DAMAGE TO TENANT'S
AUTOMOBILES OR THE CONTENTS THEREFOR DUE TO THEFT, VANDALISM, OR ACCIDENT)
ARISING FROM OR RELATED TO TENANT'S USE OF THE PARKING FACILITIES OR EXERCISE OF
ANY RIGHTS UNDER THIS AGREEMENT, WHETHER OR NOT SUCH LOSS OR DAMAGE RESULTS FROM
LANDLORD'S ACTIVE NEGLIGENCE OR NEGLIGENT OMISSION. THE LIMITATION ON LANDLORD'S
LIABILITY UNDER THE PRECEDING SENTENCE SHALL NOT APPLY, HOWEVER, TO LOSS OR
DAMAGE ARISING DIRECTLY FROM LANDLORD'S WILLFUL MISCONDUCT.

     7. WITHOUT LIMITING THE PROVISIONS OF PARAGRAPH 6 ABOVE, TENANT HEREBY
VOLUNTARILY RELEASES, DISCHARGES, WAIVES, AND RELINQUISHES ANY AND ALL ACTIONS
OR CAUSES OF ACTION FOR PERSONAL INJURY OR PROPERTY DAMAGE OCCURRING TO TENANT
ARISING AS A RESULT OF USING THE PARKING FACILITIES, OR ANY ACTIVITIES
INCIDENTAL THERETO, WHEREVER OR HOWEVER THE SAME MAY OCCUR, AND FURTHER AGREES
THAT TENANT WILL NOT PROSECUTE ANY CLAIM FOR PERSONAL INJURY OR PROPERTY DAMAGE
AGAINST LANDLORD OR ANY OF ITS OFFICERS, AGENTS, SERVANTS, OR EMPLOYEES FOR ANY
SUCH CAUSE OF ACTION. IT IS THE INTENTION OF TENANT BY THIS INSTRUMENT, TO
EXEMPT AND RELIEVE LANDLORD FROM LIABILITY FOR PERSONAL INJURY OR PROPERTY
DAMAGE CAUSED BY NEGLIGENCE.

     Tenant acknowledges that it has read the provisions of PARAGRAPH 7, has
been fully and completely advised of the potential dangers of parking in the
Parking Facilities, and is fully aware of the legal consequences of this
instrument.

                                       E-2
<PAGE>
                                   RIDER NO. 1

                                OPTION TO EXTEND

A. RENEWAL PERIOD. Tenant may, at its option, extend the Term for one renewal
period(s) of one year each (the "RENEWAL PERIOD(S)") by written notice to
Landlord (the "RENEWAL NOTICE") given no earlier than 3 nor later than 2 months
prior to the expiration of the Term (as it may have been extended or preceding
Renewal Period, as applicable), provided that at the time of such notice and at
the commencement of such Renewal Period, (i) Tenant remains in occupancy of the
Premises, and (ii) no uncured Event of Default exists under the Lease (and no
condition exists which, with the passage of time and/or giving of notice, would
be an Event of Default). Such Renewal Period shall commence upon the expiration
date of the initial Term (or preceding Renewal Period, as applicable). The Base
Rent payable during the Renewal Period shall be at Landlord's then-quoted
Building rental rates for the Premises, including any projected rate increases
over the applicable Renewal Period. However, in no event shall the Base Rent for
any Renewal Period be less than the Base Rent during the last year of the Term
(or preceding Renewal Period, as applicable). Except as provided in this Rider
No. 1, all terms and conditions of the Lease shall continue to apply during the
Renewal Period(s).

B. ACCEPTANCE. Within 30 days of the Renewal Notice, Landlord shall notify
Tenant of the Base Rent for such Renewal Period (the "RENTAL NOTICE"). Tenant
may accept the terms set forth in the Rental Notice by written notice (the
"ACCEPTANCE NOTICE") to Landlord given within 15 days after receipt of the
Rental Notice. If Tenant timely delivers its Acceptance Notice, Tenant shall,
within 15 days after receipt, execute a lease amendment confirming the Base Rent
and other terms applicable during the Renewal Period. If Tenant fails timely (i)
to deliver its Acceptance Notice or (ii) to execute and return the required
lease amendment, then this Option to Extend shall automatically expire and be of
no further force or effect. In addition, this Option to Extend shall terminate
upon assignment of this Lease or subletting of all or any part of the Premises.

                               Rider No. 1 Page 1

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00091-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00091-of-00352.parquet"}]]