Document:

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                                                                   Exhibit 10.23

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

                                 PARENT GUARANTY

         This PARENT GUARANTY, dated as of December 19, 2003, is entered into by
FORTIS N.V., a public company with limited liability (naamloze vennootschap)
incorporated under the laws of The Netherlands having its statutory seat
(statutaire zetel) at Utrecht, The Netherlands and registered with the Chamber
of Commerce in Utrecht under number 30072145 ("Fortis N.V.") and FORTIS SA/NV, a
public company with limited liability (societe anonyme/naamloze vennootschap)
incorporated in Belgium and registered with the register of legal persons
(rechtspersonenregister), Brussels, under company number 0451406524 (formerly
registered with the Brussels Trade Register under No. 577.615 ("Fortis SA/NV",
and together with Fortis N.V., each, a "Guarantor" and collectively the
"Guarantors"), in favor and for the benefit of BANK ONE, NA ("Bank One"), as
Administrative Agent for and representative of (in such capacity herein called
"Guaranteed Party") the Lenders (as hereinafter defined).

                                    RECITALS

         WHEREAS, FORTIS, INC., a Nevada corporation ("Fortis US"), Morgan
Stanley Senior Funding, Inc. ("MSSF") in each of its respective capacities as
Joint Bookrunner, Joint Lead Arranger and Syndication Agent, Citigroup Global
Markets Inc. ("CGM") as Joint Bookrunner and Joint Lead Arranger, Citicorp North
America, Inc. ("CNA") as Documentation Agent, Banc One Capital Markets, Inc.
("BOCM") as Joint Lead Arranger, Bank One collectively with each of MSSF, CNA
and any other financial institution from time to time parties thereto, the
"Lenders", have entered into a Credit Agreement of even date herewith (as it may
be amended, supplemented or otherwise modified from time to time, the "Credit
Agreement") pursuant to which the Lenders have made certain commitments, subject
to the terms and conditions set forth in the Credit Agreement, to extend certain
term loans to Borrower;

         WHEREAS, it is a condition precedent to the making of Loans under the
Credit Agreement that the Borrower's obligations thereunder be guaranteed by the
Guarantors; and

         WHEREAS, the Guarantors are willing irrevocably and unconditionally to
guaranty such obligations of Borrower until such time as the Guaranty terminates
by its terms.

         NOW, THEREFORE, in consideration of the premises and to induce the
Lenders to enter into the Credit Agreement and to make their respective loans to
the Borrower and for other good and valuable consideration, the receipt and
adequacy of which are hereby acknowledged, the Guarantors hereby agree as
follows:

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

SECTION 1. DEFINITIONS

         1.1      Certain Defined Terms. Capitalized terms used herein,
including in the preamble and the recitals hereto, not otherwise defined herein
shall have the meanings ascribed thereto in the Credit Agreement. All defined
terms included in any provisions of the Existing Parent Facility which are
incorporated by reference into this Guaranty shall have the meanings as included
in the Existing Parent Facility unless otherwise provided herein. In addition,
the following terms shall have the following meanings:

         "Acceleration" shall mean any of the Obligations have been declared, or
have become, immediately due and payable, or the commitments to extend credit of
the Lenders shall have been terminated in accordance with the Credit Agreement.

         "Act" as defined in Section 3.10(d).

         "Aggregate Payments" as defined in Section 2.2.

         "Beneficiary" means either the Guaranteed Party or each Lender, and
"Beneficiaries" means the Guaranteed Party and each Lender, collectively.

         "Borrower" means Fortis US and its permitted successors and assigns in
accordance with the terms of the Credit Agreement, including Assurant.

         "Contributing Guarantors" as defined in Section 2.2.

         "Credit Extension" means the making of a Loan or other extension of
credit under the Credit Agreement.

         "Deposit Account" means a demand, time, savings, passbook or like
account with a bank, savings and loan association, credit union or like
organization, other than an account evidenced by a negotiable certificate of
deposit.

         "Existing Parent Facility" means that certain EUR2,000,000,000
Multicurrency Revolving Credit Agreement, dated June 28, 1999, by and among,
Fortis Finance N.V., as Borrower thereunder, Fortis N.V. and Fortis SA/NV as
Guarantors thereunder, and the other institutions party thereto, a copy of which
is attached hereto as Exhibit A, as the same may be amended, supplemented or
otherwise modified from time to time, in accordance with Section 2.7(g) herein.

         "Fair Share" as defined in Section 2.2.

         "Fair Share Contribution Amount" as defined in Section 2.2.

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

         "Foreign Taxes" as defined in Section 3.10(e).

         "Funding Guarantor" as defined in Section 2.2.

         "GAAP" means, with respect to each of the Guarantors, (i) generally
accepted accounting principles in Belgium or (ii) International Auditing
Standards/International Financial Reporting Standards ("IAS"), if the Guarantors
financial statements are prepared in accordance with IAS, in each case as in
effect from time to time.

         "Guaranteed Obligations" as defined in Section 2.1.

         "Guarantor Material Subsidiary" means any Subsidiary of a Guarantor if
either (i) such Subsidiary (and its Subsidiaries) have consolidated gross
revenues which exceed 5% of the gross revenues of the Guarantors and their
Subsidiaries on a consolidated basis or (ii) such Subsidiary (and its
Subsidiaries) have consolidated total assets which exceed 5% of the total assets
of the Guarantors and their Subsidiaries on a consolidated basis, such
calculation to be made on the basis of the most recent audited consolidated
financial statements for the Guarantors and their Subsidiaries and of such
Subsidiary.

         "Guaranty" means this Parent Guaranty dated as of the date hereof, as
it may be amended, supplemented or otherwise modified from time to time.

         "Guaranty Fall-Away Date" means the date on which all of the following
conditions are satisfied: (i) the Assurant IPO has closed; (ii) the Guarantors
collectively owning less than fifty percent (50%) of the Common Stock of the
Borrower; and (iii) the Borrower having (at or subsequent to the time the
conditions in both clauses (i) and (ii) have been satisfied) stand-alone senior
unsecured ratings equal to or higher than both BBB+ from S&P and Baa1 from
Moody's, respectively, each with a stable outlook.

         "Material Adverse Effect" means a material adverse effect upon (i) the
business, operations, properties, assets, condition (financial or otherwise) or
prospects of the Guarantors and their Subsidiaries, taken as a whole, (ii) the
ability of the Borrower or either of the Guarantors to perform, respectively,
any of the Obligations of the Borrower or the obligations of either of the
Guarantors under the Guaranty or (iii) the legality, validity, binding effect or
enforceability against the Borrower or either of the Guarantors of a Loan
Document to which it is a party.

         "Obligee Guarantor" as defined in Section 2.9.

         "Other Guaranty" means that certain Parent Guaranty, dated as of the
date hereof, from Fortis N.V. and Fortis SA/NV in favor and for the benefit of
MSSF as Guaranteed Party, as the same may be amended, supplemented or otherwise
modified from time to time.

         "Payment in full", "paid in full" or any similar term means payment in
full of the Guaranteed Obligations (other than inchoate indemnification
obligations with respect to

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

claims, losses or liabilities which have not yet arisen and are not yet due and
payable), including without limitation all principal, interest, costs, fees and
expenses (including, without limitation, reasonable legal fees and expenses) of
the Beneficiaries as required under the Loan Documents.

         1.2      Interpretation. References to "Sections" shall be to Sections
and subsections, respectively, of this Guaranty unless otherwise specifically
provided. References to "Clauses" in the context of the Existing Parent Facility
shall be interpreted equivalently to similar references to "Sections" and
subsections herein.

SECTION 2. THE GUARANTY

         2.1      Guaranty of the Obligations. Subject to the provisions of
Section 2.2, the Guarantors hereby jointly and severally irrevocably and
unconditionally guaranty to the Guaranteed Party for the ratable benefit of the
Beneficiaries the due and punctual payment in full of all Obligations when the
same shall become due, whether at stated maturity, by required prepayment,
declaration, acceleration, demand or otherwise (including amounts that would
become due but for the operation of the automatic stay under Section 362(a) of
the Bankruptcy Code) (collectively, the "Guaranteed Obligations"), which
Guaranteed Obligations arise prior to the Guaranty Fall-Away Date.

         2.2      Contribution by Guarantor. The Guarantors desire to allocate
among themselves (collectively, the "Contributing Guarantors"), in a fair and
equitable manner, their obligations arising under this Guaranty. Accordingly, in
the event any payment or distribution is made on any date by a Guarantor (a
"Funding Guarantor") under this Guaranty such that its Aggregate Payments
exceeds its Fair Share as of such date, such Funding Guarantor shall be entitled
to a contribution from each of the other Contributing Guarantors in an amount
sufficient to cause each Contributing Guarantor's Aggregate Payments to equal
its Fair Share as of such date. "Fair Share" means, with respect to a
Contributing Guarantor as of any date of determination, an amount equal to (a)
the ratio of (i) the Fair Share Contribution Amount with respect to such
Contributing Guarantor to (ii) the aggregate of the Fair Share Contribution
Amounts with respect to all Contributing Guarantors multiplied by (b) the
aggregate amount paid or distributed on or before such date by all Funding
Guarantors under this Guaranty in respect of the obligations Guaranteed. "Fair
Share Contribution Amount" means, with respect to a Contributing Guarantor as of
any date of determination, the maximum aggregate amount of the obligations of
such Contributing Guarantor under this Guaranty that would not render its
obligations hereunder or thereunder subject to avoidance as a fraudulent
transfer or conveyance under Section 548 of the Bankruptcy Code or any
comparable applicable provisions of applicable law; provided, solely for
purposes of calculating the "Fair Share Contribution Amount" with respect to any
Contributing Guarantor for purposes of this Section 2.2, any assets or
liabilities of such Contributing Guarantor arising by virtue of any rights to
subrogation, reimbursement or indemnification or any rights to or obligations of
contribution hereunder shall not be considered as assets or liabilities of such
Contributing Guarantor. "Aggregate Payments" means, with respect to a
Contributing Guarantor as of any date of determination, an amount equal to (1)

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

the aggregate amount of all payments and distributions made on or before such
date by such Contributing Guarantor in respect of this Guaranty (including,
without limitation, in respect of this Section 2.2), minus (2) the aggregate
amount of all payments received on or before such date by such Contributing
Guarantor from the other Contributing Guarantors as contributions under this
Section 2.2. The amounts payable as contributions hereunder shall be determined
as of the date on which the related payment or distribution is made by the
applicable Funding Guarantor. The allocation among Contributing Guarantors of
their obligations as set forth in this Section 2.2 shall not be construed in any
way to limit the liability of any Contributing Guarantor hereunder. Each
Guarantor is a third party beneficiary to the contribution agreement set forth
in this Section 2.2.

         2.3      Payment by Guarantor. Subject to Section 2.2, the Guarantors
hereby jointly and severally agree, in furtherance of the foregoing and not in
limitation of any other right which any Beneficiary may have at law or in equity
against any Guarantor by virtue hereof, that upon the failure of Borrower to pay
any of the Guaranteed Obligations (which Guaranteed Obligations arise prior to
the Guaranty Fall-Away Date) when and as the same shall become due, whether at
stated maturity, by required prepayment, declaration, acceleration, demand or
otherwise (including amounts that would become due but for the operation of the
automatic stay under Section 362(a) of the Bankruptcy Code), the Guarantors will
upon demand pay, or cause to be paid, in Cash, to the Guaranteed Party for the
ratable benefit of the Beneficiaries, an amount equal to the sum of the unpaid
principal amount of all Guaranteed Obligations then due as aforesaid, accrued
and unpaid interest on such Guaranteed Obligations (including interest which,
but for Borrower's becoming the subject of a case under the Bankruptcy Code,
would have accrued on such Guaranteed Obligations, whether or not a claim is
allowed against Borrower for such interest in the related bankruptcy case) and
all other Guaranteed Obligations then owed to the Beneficiaries as aforesaid.

         2.4      Liability of Guarantor Absolute. Each Guarantor agrees that
its obligations hereunder are irrevocable, absolute, independent and
unconditional and shall not be affected by any circumstance which constitutes a
legal or equitable discharge of a guarantor or surety other than payment in full
of the Guaranteed Obligations or that such Guaranteed Obligations have arisen
after the Guaranty Fall-Away Date. In furtherance of the foregoing and without
limiting the generality thereof, each Guarantor agrees as follows:

                  (a)      this Guaranty is a guaranty of payment when due and
not of collectability; this Guaranty is a primary obligation of each Guarantor
and not merely a contract of surety;

                  (b)      the Guaranteed Party may enforce this Guaranty upon
the occurrence of an Event of Default notwithstanding the existence of any
dispute between the Borrower and any Beneficiary with respect to the existence
of such Event of Default;

                  (c)      the obligations of each Guarantor hereunder are
independent of the obligations of Borrower and the obligations of any other
guarantor (including any other

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

Guarantor) of the obligations of Borrower, and a separate action or actions may
be brought and prosecuted against such Guarantor whether or not any action is
brought against Borrower or any of such other guarantors and whether or not
Borrower is joined in any such action or actions;

                  (d)      payment by any Guarantor of a portion, but not all,
of the Guaranteed Obligations shall in no way limit, affect, modify or abridge
any Guarantor's liability for any portion of the Guaranteed Obligations which
has not been paid. Without limiting the generality of the foregoing, if the
Administrative Agent is awarded a judgment in any suit brought to enforce any
Guarantor's covenant to pay a portion of the Guaranteed Obligations, such
judgment shall not be deemed to release such Guarantor from its covenant to pay
the portion of the Guaranteed Obligations that is not the subject of such suit,
and such judgment shall not, except to the extent satisfied by such Guarantor,
limit, affect, modify or abridge any other Guarantor's liability hereunder in
respect of the Guaranteed Obligations;

                  (e)      any Beneficiary, upon such terms as it deems
appropriate, without notice or demand and without affecting the validity or
enforceability hereof or giving rise to any reduction, limitation, impairment,
discharge or termination of any Guarantor's liability hereunder, from time to
time may (i) renew, extend, accelerate, increase the rate of interest on, or
otherwise change the time, place, manner or terms of payment of the Guaranteed
Obligations (subject, in each case (to the extent applicable), to compliance
with the proviso at the end of this Section 2.4(e)); (ii) settle, compromise,
release or discharge, or accept or refuse any offer of performance with respect
to, or substitutions for, the Guaranteed Obligations or any agreement relating
thereto and/or subordinate the payment of the same to the payment of any other
obligations; (iii) request and accept other guaranties of the Guaranteed
Obligations and take and hold security for the payment hereof or the Guaranteed
Obligations; (iv) release, surrender, exchange, substitute, compromise, settle,
rescind, waive, alter, subordinate or modify, with or without consideration, any
security for payment of the Guaranteed Obligations, any other guaranties of the
Guaranteed Obligations, or any other obligation of any Person (including any
other Guarantor) with respect to the Guaranteed Obligations; (v) enforce and
apply any security now or hereafter held by or for the benefit of such
Beneficiary in respect hereof or the Guaranteed Obligations and direct the order
or manner of sale thereof, or exercise any other right or remedy that such
Beneficiary may have against any such security, in each case as such Beneficiary
in its discretion may determine consistent herewith, including foreclosure on
any such security pursuant to one or more judicial or nonjudicial sales; and
(vi) exercise any other rights available to it under the Loan Documents;
provided, that, notwithstanding the foregoing, no Beneficiary may, without the
prior written consent of the Guarantors: (A) extend the scheduled final maturity
of the Guaranteed Obligations, (B) increase the rate of interest on the
Guaranteed Obligations or (C) increase the principal amount of the Guaranteed
Obligations; and

                  (f)      this Guaranty and the obligations of the Guarantors
hereunder shall be valid and enforceable and shall not be subject to any
reduction, limitation, impairment, discharge or termination for any reason
(other than payment in full of the Guaranteed

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

Obligations), including the occurrence of any of the following, whether or not
any Guarantor shall have had notice or knowledge of any of them: (i) any failure
or omission to assert or enforce or agreement or election not to assert or
enforce, or the stay or enjoining, by order of court, by operation of law or
otherwise, of the exercise or enforcement of, any claim or demand or any right,
power or remedy (whether arising under the Loan Documents, at law, in equity or
otherwise) with respect to the Guaranteed Obligations or any agreement relating
thereto, or with respect to any other guaranty of or security for the payment of
the Guaranteed Obligations; (ii) any rescission, waiver, amendment or
modification of, or any consent to departure from, any of the terms or
provisions (including provisions relating to events of default) hereof, any of
the other Loan Documents or any agreement or instrument executed pursuant
thereto, or of any of the Related Agreements, or of any other guaranty or
security for the Guaranteed Obligations, in each case (subject, to the extent
applicable, to the proviso at the end of Section 2.4(e)) whether or not in
accordance with the terms hereof or such Loan Document or any agreement relating
to such other guaranty or security; (iii) the Guaranteed Obligations, or any
agreement relating thereto, at any time being found to be illegal, invalid or
unenforceable in any respect; (iv) the application of payments received from any
source (other than payments received pursuant to the other Loan Documents or
from the proceeds of any security for the Guaranteed Obligations, except to the
extent such security also serves as collateral for indebtedness other than the
Guaranteed Obligations) to the payment of indebtedness other than the Guaranteed
Obligations, even though any Beneficiary might have elected to apply such
payment to any part or all of the Guaranteed Obligations; (v) any Beneficiary's
consent to the change, reorganization or termination of the corporate structure
or existence of the Borrower or any of its Subsidiaries and to any corresponding
restructuring of the Guaranteed Obligations; (vi) any failure to perfect or
continue perfection of a security interest, if any, in any collateral which
secures any of the Guaranteed Obligations; (vii) any defenses, set offs or
counterclaims which Borrower may allege or assert against any Beneficiary in
respect of the Guaranteed Obligations, including failure of consideration,
breach of warranty, payment, statute of frauds, statute of limitations, accord
and satisfaction and usury; and (viii) any other act or thing or omission, or
delay to do any other act or thing, which may or might in any manner or to any
extent vary the risk of any Guarantor as an obligor in respect of the Guaranteed
Obligations.

         2.5      Waivers by Guarantors. Each Guarantor hereby waives, to the
fullest extent permitted by applicable law, for the benefit of the
Beneficiaries:

                  (a)      any right to require any Beneficiary, as a condition
of payment or performance by such Guarantor, to (i) proceed against Borrower,
any other guarantor (including any other Guarantor) of the Guaranteed
Obligations or any other Person, (ii) proceed against or exhaust any security
held from Borrower, any such other guarantor or any other Person, (iii) proceed
against or have resort to any balance of any Deposit Account or credit on the
books of any Beneficiary in favor of Borrower or any other Person, or (iv)
pursue any other remedy in the power of any Beneficiary whatsoever;

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

                  (b)      any defense arising by reason of the incapacity, lack
of authority or any disability or other defense of Borrower or any other
Guarantor including any defense based on or arising out of the lack of validity
or the unenforceability of the Guaranteed Obligations or any agreement or
instrument relating thereto or by reason of the cessation of the liability of
Borrower or any other Guarantor from any cause other than payment in full of the
Guaranteed Obligations or the occurrence of the Guaranty Fall-Away Date;

                  (c)      any defense based upon any statute or rule of law
which provides that the obligation of a surety must be neither larger in amount
nor in other respects more burdensome than that of the principal;

                  (d)      any defense based upon any Beneficiary's errors or
omissions in the administration of the Guaranteed Obligations, except behavior
which amounts to gross negligence or willful misconduct;

                  (e)      (i) any principles or provisions of law, statutory or
otherwise, which are or might be in conflict with the terms hereof and any legal
or equitable discharge of such Guarantor's obligations hereunder, (ii) the
benefit of any statute of limitations affecting such Guarantor's liability
hereunder or the enforcement hereof, (iii) any rights to set offs, recoupments
and counterclaims, and (iv) promptness, diligence and any requirement that any
Beneficiary protect, secure, perfect or insure any security interest or lien or
any property subject thereto;

                  (f)      except for notices of the changes described in the
proviso at the end of Section 2.4(e), notices, demands, presentments, protests,
notices of protest, notices of dishonor and notices of any action or inaction,
including acceptance hereof, notices of default hereunder, notices of any
renewal, extension or modification of the Guaranteed Obligations or any
agreement related thereto or any Related Agreement, notices of any extension of
credit to Borrower and notices of any of the matters referred to in Section 2.4
and any right to consent to any thereof; and

                  (g)      any defenses or benefits that may be derived from or
afforded by law which limit the liability of or exonerate guarantors or
sureties, or which may conflict with the terms hereof.

         2.6      Guarantor Representations. In order to induce (i) the Lenders
to enter into the Credit Agreement and to make the Loans pursuant thereto and
(ii) the Guaranteed Party to enter into this Guaranty, each Guarantor represents
and warrants to the Beneficiaries that the following statements are true and
correct:

                  (a)      Organization and Powers. Each Guarantor is duly
organized and validly existing under the laws of its jurisdiction of
organization. Each Guarantor has all requisite power and authority to own, lease
and operate its properties, to carry on its business as now conducted and as
proposed to be conducted, to enter into this Guaranty and any Loan Documents or
Related Agreements to which it is a party and to carry out the transactions
contemplated thereby.

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

                  (b)      Authorization of Guaranty. The execution, delivery
and performance by each Guarantor of this Guaranty and any other Loan Document
or Related Agreement to which it is a party have been duly authorized by all
necessary action on the part of such Guarantor.

                  (c)      No Conflict. The execution, delivery and performance
by each Guarantor of this Guaranty and the Other Guaranty and the consummation
of the transactions contemplated by this Guaranty and the Other Guaranty, do not
and will not (i) violate any provision of any law or any governmental rule or
regulation applicable to each such Guarantor, or any of the Organizational
Documents of such Guarantor, (ii) violate any order, judgment or decree of any
court or other agency of government binding on such Guarantor, except to the
extent such violation could not be reasonably expected to have a Material
Adverse Effect, (iii) conflict with, result in a breach of or constitute (with
due notice or lapse of time or both) a default under any agreement to which such
Guarantor is a party or which is binding on it or any of its assets, except to
the extent such conflict, breach or default could not reasonably be expected to
have a Material Adverse Effect, (iv) result in or require the creation or
imposition of any Lien upon any of the properties or assets of such Guarantor,
or (v) require any approval of stockholders, partners or members or any approval
or consent of any Person under any Contractual Obligation of such Guarantor,
except for such approvals or consents which will be obtained on or before the
Closing Date.

                  (d)      Government Consents. The execution, delivery and
performance by each Guarantor of this Guaranty and the Other Guaranty and the
consummation of the transactions contemplated by this Guaranty and the Other
Guaranty do not and will not require any registration with, consent or approval
of, or notice to, or other action to, with or by, any Governmental Authority.

                  (e)      Binding Obligation. This Guaranty and the Other
Guaranty has been duly executed and delivered by each such Guarantor and is the
legally valid and binding obligation of such Guarantor, enforceable against such
Guarantor in accordance with its respective terms, except as may be limited by
bankruptcy, insolvency, reorganization, moratorium or similar laws relating to
or limiting creditors' rights generally or by equitable principles relating to
enforceability.

                  (f)      No Material Adverse Change. Since December 31, 2002,
no event or change has occurred that has caused or evidences, or would
reasonably be expected to have, either individually or in the aggregate, a
Material Adverse Effect.

                  (g)      No Restrictions on Guarantor Contribution. There are
no restrictions under any Contractual Obligation to which any Guarantor is a
party that would prohibit or otherwise prevent such Guarantor from making the
Guarantor Contribution (as such term is defined in the Credit Agreement).

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

                  (h)      Incorporation by Reference. The copy of the Existing
Parent Facility attached hereto as Exhibit A is true and correct, and has not
been amended, supplemented or otherwise modified. Each Guarantor hereby makes
each of the representations and warranties contained in Clauses 14.5 through
14.8, inclusive, Clause 14.10, and Clauses 14.12 through 14.16, inclusive, of
the Existing Parent Facility, which Clauses, together with all definitions in
the Existing Parent Facility applicable to such Clauses, are hereby incorporated
by reference as if set forth herein in their entirety, provided that, (i) all
references to "Obligor" therein shall mean and be a reference to each
"Guarantor" herein, (ii) all references to the "Agent" therein shall mean and be
a reference to the "Guaranteed Party" herein, (iii) all references to "Material
Adverse Effect" therein shall mean and be a reference to "Material Adverse
Effect" as defined herein, (iv) all references to "Material Subsidiary" therein
shall mean and be a reference to "Guarantor Material Subsidiary" as defined
herein, (v) all references to "subsidiary" therein shall mean and be a reference
to "Subsidiary" as defined herein, and (vi) all references to "this Agreement",
"herein", "hereunder" and words of similar import therein shall mean and be a
reference to this Guaranty. No amendment, modification or supplement to such
representations or warranties or definitions made to the Existing Parent
Facility shall be effective to amend such representations and warranties or
definitions as incorporated by reference herein except as otherwise provided in
Section 2.7(g) of this Guaranty.

         2.7      Guarantor Covenants. Each Guarantor covenants and agrees that
on and after the date hereof and until the earlier to occur of (i) such time as
the Commitments have terminated and the Loans and Notes, together with interest
and any fees thereunder, and all Guaranteed Obligations are paid in full or (ii)
the Guaranty Fall-Away Date:

                  (a)      Existence. Each Guarantor will, and will cause each
of the Guarantor Material Subsidiaries to, at all times preserve and keep in
full force and effect its existence and all rights, privileges, licenses and
franchises material to its business; provided, that neither Guarantor nor any of
their respective Guarantor Material Subsidiaries shall be required to preserve
any such right, privilege, license or franchise if the Guarantor's board of
directors (or similar governing body) shall determine that the preservation
thereof is no longer desirable in the conduct of the Guarantor's business taken
as a whole, and that the loss thereof is not disadvantageous in any material
respect to such Guarantor, the Borrower or the Lenders.

                  (b)      Payment of Taxes and Claims. Each Guarantor will, and
will cause each of the Guarantor Material Subsidiaries to, pay all Taxes imposed
upon it or any of its properties or assets or in respect of any of its income,
businesses or franchises before any penalty or fine accrues thereon, and all
claims (including claims for labor, services, materials and supplies) for sums
that have become due and payable and that by law have or may become a Lien upon
any of its properties or assets, prior to the time when any penalty or fine
shall be incurred with respect thereto; provided, no such Tax or claim need be
paid if it is being contested in good faith by appropriate proceedings and
adequate reserve or other appropriate provision, as shall be required in
conformity with GAAP, shall have been made therefor.

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                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

         (c)      Compliance with Laws. Each Guarantor will, and will cause each
of its Subsidiaries to, comply with the requirements of all applicable laws,
rules, regulations and orders of any Governmental Authority (including all
Environmental Laws), noncompliance with which could reasonably be expected to
have, individually or in the aggregate, a Material Adverse Effect.

         (d)      Guarantor Contribution; Assignees. The Guarantors shall make
the Guarantor Contribution (as such term is defined in the Credit Agreement) on
or prior to the day on which the Assurant IPO occurs.

         (e)      Claims Pari Passu. Each Guarantor shall ensure that at all
times the claims of the Beneficiaries under this Guaranty rank at least pari
passu with the claims of all of such Guarantor's other senior unsecured
creditors, except those creditors whose claims are preferred by bankruptcy,
insolvency, reorganization, moratorium or other similar laws relating to or
limiting creditors' rights generally.

         (f)      Notice of Default. Each Guarantor will promptly inform the
Guaranteed Party of the occurrence of any default in the performance of or
compliance with any term contained under this Guaranty, or any event which would
constitute an Event of Default under Section 7.5(ii) of the Credit Agreement.

         (g)      Incorporation by Reference. Each Guarantor will comply with
each of the covenants contained in Clauses 15.1 through 15.5, inclusive, Clause
16.1, Clause 16.2, Clauses 16.4 through 16.7, inclusive, and Clause 16.10, which
such Clauses, together with all definitions in the Existing Parent Facility
applicable to such Clauses, are hereby incorporated by reference as if set forth
herein in their entirety, provided that:

                  (i)      all references to each "Obligor" therein shall mean
                           and be a reference to each "Guarantor" herein;

                  (ii)     all references to "Finance Parties" therein shall
                           mean and be a reference to "Beneficiaries" herein;

                  (iii)    all references to the "Agent" therein shall mean and
                           be a reference to the "Guaranteed Party" herein;

                  (iv)     all references to the "Lead Arrangers" and "Banks"
                           therein shall mean and be a reference to "Lenders"
                           herein;

                  (v)      all references to "this Agreement", "herein",
                           "hereunder" and words of similar import therein shall
                           mean and be a reference to this Guaranty;

                  (vi)     all references to "Instructing Group" therein shall
                           mean and be a reference to "Requisite Lenders"
                           herein;

                                       11

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

                  (vii)    all references to "Material Adverse Effect" therein
                           shall mean and be a reference to "Material Adverse
                           Effect" as defined herein;

                  (viii)   all references to "Material Subsidiary" therein shall
                           mean and be a reference to "Guarantor Material
                           Subsidiary" as defined herein;

                  (ix)     all references to "subsidiary" therein shall mean and
                           be a reference to "Subsidiary" as defined herein; and

                  (x)      Clause 16.5 (Negative Pledge) of the Existing Parent
                           Facility as incorporated herein by reference shall be
                           deemed to have the phrase "provided, however, that,
                           other than any Encumbrance permitted pursuant to
                           clauses (a) through (f), inclusive, of the definition
                           of "Permitted Encumbrance," all obligations of the
                           Guarantors under this Guaranty shall be secured
                           equally and ratably with the other obligations
                           secured by any such Encumbrance on terms reasonably
                           satisfactory to the Guaranteed Party and the
                           Requisite Lenders" inserted at the end of the first
                           sentence thereof immediately after the phrase "other
                           than a Permitted Encumbrance," appearing therein.

No amendment, modification or supplement to such covenants or definitions made
to the Existing Parent Facility, or the termination, refinancing or replacement
of the Existing Parent Facility, shall be effective to amend such covenants or
definitions as incorporated by reference herein without the prior consent of the
Beneficiaries in accordance with Section 3.4; provided, however, that the
provisions of Section 2.6(h) hereof and this Section 2.7(g) will be deemed
modified (without the consent of any Person) to the extent necessary to
incorporate by reference any respective amendment, modification or supplement to
the Existing Parent Facility which contains terms and provisions more favorable
to the Beneficiaries. In connection with any amendment, modification or
supplement to the Existing Parent Facility which will be incorporated herein by
reference, the Lenders hereby authorize the Guaranteed Party to enter into an
appropriate amendment to this Guaranty to reflect such amendment, modification
or supplement.

         (h)      Notice of Guaranty Fall-Away Date. Each Guarantor will
promptly inform the Guaranteed Party of the occurrence of the Guaranty Fall-Away
Date.

         2.8      Guarantors' Rights of Subrogation, Contribution, etc. Until
the earlier to occur of (i) such time that Guaranteed Obligations shall have
been paid in full and the Commitments shall have terminated or (ii) the Guaranty
Fall-Away Date, each Guarantor hereby waives any claim, right or remedy, direct
or indirect, that such Guarantor now has or may hereafter have against Borrower
or any other Guarantor or any of its assets in connection with this Guaranty or
the performance by such Guarantor of its obligations hereunder, in each case
whether such claim, right or remedy arises in equity, under contract, by
statute, under common law or otherwise and including without limitation (a) any
right of subrogation, reimbursement or indemnification that such Guarantor now
has or may hereafter have against Borrower with respect to the Guaranteed
Obligations, (b)

                                       12

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

any right to enforce, or to participate in, any claim, right or remedy that any
Beneficiary now has or may hereafter have against Borrower, and (c) any benefit
of, and any right to participate in, any collateral or security now or hereafter
held by any Beneficiary. In addition, until the earlier to occur of (i) such
time that the Guaranteed Obligations shall have been paid in full and the
Commitments shall have terminated or (ii) the Guaranty Fall-Away Date, each
Guarantor shall withhold exercise of any right of contribution such Guarantor
may have against any other guarantor (including any other Guarantor) of the
Guaranteed Obligations, including, without limitation, any such right of
contribution as contemplated by Section 2.2. Each Guarantor further agrees that,
to the extent the waiver or agreement to withhold the exercise of its rights of
subrogation, reimbursement, indemnification and contribution as set forth herein
is found by a court of competent jurisdiction to be void or voidable for any
reason, any rights of subrogation, reimbursement or indemnification such
Guarantor may have against Borrower or against any collateral or security, and
any rights of contribution such Guarantor may have against any such other
guarantor, shall be junior and subordinate to any rights any Beneficiary may
have against Borrower, to all right, title and interest any Beneficiary may have
in any such collateral or security, and to any right any Beneficiary may have
against such other guarantor. If any amount shall be paid to any Guarantor on
account of any such subrogation, reimbursement, indemnification or contribution
rights at any time when all Guaranteed Obligations shall not have been finally
and indefeasibly paid in full, such amount shall be held in trust for the
Guaranteed Party on behalf of the Beneficiaries and shall forthwith be paid over
to the Guaranteed Party for the benefit of the Beneficiaries to be credited and
applied against the Guaranteed Obligations, whether matured or unmatured, in
accordance with the terms hereof.

         2.9      Subordination of Other Obligations. Until the earlier to occur
of (i) such time that the Guaranteed Obligations shall have been paid in full
and the Commitments shall have terminated or (ii) the Guaranty Fall-Away Date,
any Indebtedness of Borrower or any Guarantor now or hereafter held by any
Guarantor (the "Obligee Guarantor") is hereby subordinated in right of payment
to the Guaranteed Obligations (including, without limitation, the Existing
Intercompany Obligations and any Indebtedness incurred under Section 6.2(v) of
the Credit Agreement), and any such indebtedness collected or received by the
Obligee Guarantor after a Potential Event of Default or an Event of Default has
occurred and is continuing shall be held in trust for the Administrative Agent
on behalf of the Beneficiaries and shall forthwith be paid over to the
Administrative Agent for the benefit of the Beneficiaries to be credited and
applied against the Guaranteed Obligations but without affecting, impairing or
limiting in any manner the liability of the Obligee Guarantor under any other
provision hereof.

         2.10     Expenses. Each Guarantor agrees to pay, or cause to be paid,
promptly upon written demand, and to save the Beneficiaries harmless against
liability for, any and all reasonable costs and reasonable expenses (including
reasonable fees and reasonable disbursements of counsel) incurred or expended by
any Beneficiary in connection with the enforcement of or preservation of any
rights under this Guaranty.

                                       13

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

         2.11     Continuing Guaranty. Except as otherwise provided in this
Section 2.11, this Guaranty is a continuing guaranty and shall remain in effect
until the earlier to occur of (i) such time that the Guaranteed Obligations
shall have been paid in full and the Commitments shall have terminated or (ii)
the Guaranty Fall-Away Date. Each Guarantor hereby irrevocably waives any right
to revoke this Guaranty as to future transactions giving rise to any Guaranteed
Obligations.

         2.12     Authority of Guarantors or Borrower. It is not necessary for
any Beneficiary to inquire into the capacity or powers of any Guarantor or
Borrower or the officers, directors or any agents acting or purporting to act on
behalf of any of them.

         2.13     Financial Condition of Borrower. Any Credit Extension may be
made to Borrower or continued from time to time without notice to or
authorization from any Guarantor regardless of the financial or other condition
of Borrower at the time of any such grant or continuation. No Beneficiary shall
have any obligation to disclose or discuss with any Guarantor its assessment, or
any Guarantor's assessment, of the financial condition of Borrower. Each
Guarantor has adequate means to obtain information from Borrower on a continuing
basis concerning the financial condition of Borrower and its ability to perform
its obligations under the Loan Documents, and each Guarantor assumes the
responsibility for being and keeping informed of the financial condition of
Borrower and of all circumstances bearing upon the risk of nonpayment of the
Guaranteed Obligations. Each Guarantor hereby waives and relinquishes any duty
on the part of any Beneficiary to disclose any matter, fact or thing relating to
the business, operations or conditions of Borrower now known or hereafter known
by any Beneficiary.

         2.14     Failure or Indulgence Not Waiver; Remedies Cumulative. No
failure or delay on the part of any Beneficiary in the exercise of any power,
right or privilege hereunder or under any other Loan Document shall impair such
power, right or privilege or be construed to be a waiver of any default or
acquiescence therein, nor shall any single or partial exercise of any such
power, right or privilege preclude other or further exercise thereof or of any
other power, right or privilege. All rights and remedies existing under this
Guaranty and the other Loan Documents are cumulative to, and not exclusive of,
any rights or remedies otherwise available.

         2.15     Bankruptcy.

                  (a)      Until the earlier to occur of (i) such time that the
Guaranteed Obligations shall have been paid in full and the Commitments shall
have terminated or (ii) the Guaranty Fall-Away Date, no Guarantor shall, without
the prior written consent of the Guaranteed Party acting pursuant to the
instructions of the Requisite Lenders, commence or join with any other Person in
commencing any bankruptcy, reorganization or insolvency case or proceeding of or
against Borrower or any other Guarantor. The obligations of Guarantors hereunder
shall not be reduced, limited, impaired, discharged, deferred, suspended or
terminated by any case or proceeding, voluntary or involuntary, involving the
bankruptcy, insolvency, receivership, reorganization, liquidation or arrangement
of Borrower or any other Guarantor or by any defense which Borrower or

                                       14

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

any other Guarantor may have by reason of the order, decree or decision of any
court or administrative body resulting from any such proceeding.

                  (b)      Each Guarantor acknowledges and agrees that any
interest on any portion of the Guaranteed Obligations which accrues after the
commencement of any case or proceeding referred to in clause (a) above (or, if
interest on any portion of the Guaranteed Obligations ceases to accrue by
operation of law by reason of the commencement of such case or proceeding, such
interest as would have accrued on such portion of the Guaranteed Obligations if
such case or proceeding had not been commenced) shall be included in the
Guaranteed Obligations because it is the intention of each of the Guarantors and
the Beneficiaries that the Guaranteed Obligations which are guaranteed by the
Guarantors pursuant hereto should be determined without regard to any rule of
law or order which may relieve Borrower of any portion of such Guaranteed
Obligations. Each of the Guarantors will permit any trustee in bankruptcy,
receiver, debtor in possession, assignee for the benefit of creditors or similar
person to pay the Guaranteed Party, or allow the claim of the Guaranteed Party
in respect of, any such interest accruing after the date on which such case or
proceeding is commenced.

                  (c)      In the event that all or any portion of the
Guaranteed Obligations are paid by Borrower, the obligations of each of the
Guarantors hereunder shall continue and remain in full force and effect or be
reinstated, as the case may be, in the event that all or any part of such
payment(s) are rescinded or recovered directly or indirectly from any
Beneficiary as a preference, fraudulent transfer or otherwise, and any such
payments which are so rescinded or recovered shall constitute Guaranteed
Obligations for all purposes hereunder.

         2.16     Set Off. In addition to any rights now or hereafter granted
under applicable law and not by way of limitation of any such rights, upon the
occurrence and during the continuance of any Event of Default, each Beneficiary
is hereby authorized by each Guarantor at any time or from time to time subject
to the consent of the Guaranteed Party (such consent not to be unreasonably
withheld or delayed), without notice to either Guarantor or to any other Person
(other than the Guaranteed Party), any such notice being hereby expressly
waived, to set off and to appropriate and to apply any and all deposits (general
or special, including any Indebtedness evidenced by certificates of deposit,
whether matured or unmatured, but not including trust accounts) and any other
Indebtedness at any time held or owing by such Beneficiary, to or for the credit
or the account of such Guarantor against and on account of any obligations and
liabilities of such Guarantor to such Beneficiary under this Guaranty and the
other Loan Documents which are then due and payable, including all claims of any
nature or description arising out of or connected with this Guaranty or any
other Loan Document, irrespective of whether or not (i) such Beneficiary shall
have made any demand hereunder or (ii) an Acceleration has occurred, and
although said obligations and liabilities, or any of them, may be unmatured.

SECTION 3. MISCELLANEOUS

                                       15

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

         3.1      Survival of Warranties. All agreements, representations and
warranties made herein shall survive the execution and delivery of this Guaranty
and the other Loan Documents and any increase or decrease in the Commitments
under the Credit Agreement.

         3.2      Notices. All notices and other communications provided for
hereunder between any Beneficiary and either Guarantor shall be in writing
(including telecopier or electronic mail) and mailed, sent by overnight courier,
telecopied, e-mailed, or delivered to, in the case of each of the Guarantors and
the Guaranteed Party, at its address set forth on the signature pages hereto,
and in the case of any other Beneficiary, at its addresses as set forth in the
Credit Agreement, or, as to each party, at such other address or to such other
person as shall be designated by such party in a written notice to all other
parties. Any notice, request or demand to or upon the Guaranteed Party or either
Guarantor shall not be effective until received.

         3.3      Severability of Provisions. Any provision of this Guaranty
which is prohibited or unenforceable in any jurisdiction shall, as to such
jurisdiction, be ineffective to the extent of such prohibition or
unenforceability without invalidating the remaining provisions hereof or
affecting the validity or enforceability of such provision in any other
jurisdiction.

         3.4      Amendments and Waivers. No amendment, modification,
termination (other than pursuant to Section 2.11) or waiver of any provision of
this Guaranty, or consent to any departure by or the release of any Guarantor
therefrom, shall be effective without the written concurrence of the Lenders
and, in the case of any such amendment or modification, either Guarantor;
provided, that, notwithstanding the foregoing, any such amendment, modification,
termination, waiver or consent (but in no event any release of a Guarantor,
other than pursuant to Section 2.11) that has been determined to be immaterial
by the Agents, in their sole discretion, shall be effective with the written
concurrence of the Requisite Lenders. Any such waiver or consent shall be
effective only in the specific instance and for the specific purpose for which
it was given.

         3.5      Headings. Section and subsection headings in this Guaranty are
included herein for convenience of reference only and shall not constitute a
part of this Guaranty for any other purpose or be given any substantive effect.

         3.6      APPLICABLE LAW. THIS GUARANTY SHALL BE GOVERNED BY, AND
CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK.

         3.7      Successors and Assigns. This Guaranty is a continuing guaranty
and shall be binding upon each Guarantor and its respective permitted successors
and assigns. This Guaranty shall inure to the benefit of the Beneficiaries and
their respective successors and assigns. Any Beneficiary may, without notice or
consent, assign its interest in this Guaranty in whole or in part. The terms and
provisions of this Guaranty shall inure to the benefit of any transferee or
assignee of any Loan made in accordance with the terms of

                                       16

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

the Credit Agreement, and in the event of such transfer or assignment the rights
and privileges herein conferred upon such Beneficiary shall automatically extend
to and be vested in such transferee or assignee, all subject to the terms and
conditions hereof.

         3.8      CONSENT TO JURISDICTION; SERVICE OF PROCESS.

                  ALL JUDICIAL PROCEEDINGS BROUGHT AGAINST EITHER GUARANTOR
ARISING OUT OF OR RELATING TO THIS GUARANTY OR ANY OTHER LOAN DOCUMENT, OR ANY
OBLIGATIONS THEREUNDER, MAY BE BROUGHT IN ANY STATE OR FEDERAL COURT OF
COMPETENT JURISDICTION IN THE STATE, COUNTY AND CITY OF NEW YORK, OR IN ANY
COURT LOCATED IN ITS OWN CORPORATE DOMICILE. BY EXECUTING AND DELIVERING THIS
GUARANTY, EACH GUARANTOR, FOR ITSELF AND IN CONNECTION WITH ITS PROPERTIES,
IRREVOCABLY

                  (I)      ACCEPTS GENERALLY AND UNCONDITIONALLY THE
         NONEXCLUSIVE JURISDICTION AND VENUE OF SUCH COURTS;

                  (II)     WAIVES ANY DEFENSE OF FORUM NON CONVENIENS;

                  (III)    AGREES THAT SERVICE OF ALL PROCESS IN ANY SUCH
         PROCEEDING IN ANY SUCH COURT MAY BE MADE (X) BY REGISTERED OR CERTIFIED
         MAIL, RETURN RECEIPT REQUESTED, TO SUCH GUARANTOR AT ITS ADDRESS
         PROVIDED IN ACCORDANCE WITH SECTION 3.2 HEREOF, OR (Y) BY MAILING A
         COPY THEREOF BY REGISTERED OR CERTIFIED MAIL (OF ANY SUBSTANTIALLY
         SIMILAR FORM OF MAIL), POSTAGE PREPAID, TO FORTIS FINANCIAL SERVICES AS
         EACH GUARANTOR'S AGENT IN NEW YORK CITY FOR SERVICE OF PROCESS AT ITS
         ADDRESS AT FORTIS FINANCIAL SERVICES, 520 MADISON AVE., NEW YORK, NY
         10022, ATTENTION: ROY ANDERSEN (AND EACH GUARANTOR HEREBY DESIGNATES
         SUCH ENTITY AS ITS AGENT FOR SERVICE OF PROCESS HEREUNDER) OR AT SUCH
         ADDRESS OF WHICH THE GUARANTEED PARTY SHALL HAVE BEEN NOTIFIED IN
         WRITING BY THE BORROWER;

                  (IV)     AGREES THAT SERVICE AS PROVIDED IN CLAUSE (III) ABOVE
         IS SUFFICIENT TO CONFER PERSONAL JURISDICTION OVER SUCH GUARANTOR IN
         ANY SUCH PROCEEDING IN ANY SUCH COURT, AND OTHERWISE CONSTITUTES
         EFFECTIVE AND BINDING SERVICE IN EVERY RESPECT;

                  (V)      AGREES THAT EACH BENEFICIARY RETAINS THE RIGHT TO
         SERVE PROCESS IN ANY OTHER MANNER PERMITTED BY LAW OR TO BRING
         PROCEEDINGS AGAINST SUCH GUARANTOR IN THE COURTS OF ANY OTHER
         JURISDICTION; AND

                                       17

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

                  (VI)     AGREES THAT THE PROVISIONS OF THIS SECTION 3.8
         RELATING TO JURISDICTION AND VENUE SHALL BE BINDING AND ENFORCEABLE TO
         THE FULLEST EXTENT PERMISSIBLE UNDER NEW YORK GENERAL OBLIGATIONS LAW
         SECTION 5-1402 OR OTHERWISE.

         3.9      Waiver of Jury Trial. EACH OF THE PARTIES TO THIS GUARANTY
HEREBY AGREES TO WAIVE ITS RESPECTIVE RIGHTS TO A JURY TRIAL OF ANY CLAIM OR
CAUSE OF ACTION BASED UPON OR ARISING OUT OF THIS GUARANTY OR ANY OF THE OTHER
LOAN DOCUMENTS OR ANY DEALINGS BETWEEN THEM RELATING TO THE SUBJECT MATTER OF
THE LOAN DOCUMENTS AND THIS GUARANTY OR THE GUARANTEED PARTY/GUARANTOR
RELATIONSHIP THAT IS BEING ESTABLISHED. The scope of this waiver is intended to
be all-encompassing of any and all disputes that may be filed in any court and
that relate to the subject matter of this transaction, including contract
claims, tort claims, breach of duty claims and all other common law and
statutory claims. Each party hereto acknowledges that this waiver is a material
inducement to enter into a business relationship, that each has already relied
on this waiver in entering into this Guaranty, and that each will continue to
rely on this waiver in their related future dealings. Each party hereto further
warrants and represents that it has reviewed this waiver with its legal counsel
and that it knowingly and voluntarily waives its jury trial rights following
consultation with legal counsel. THIS WAIVER IS IRREVOCABLE, MEANING THAT IT MAY
NOT BE MODIFIED EITHER ORALLY OR IN WRITING (OTHER THAN BY A MUTUAL WRITTEN
WAIVER SPECIFICALLY REFERRING TO THIS SECTION 3.9 AND EXECUTED BY EACH OF THE
PARTIES HERETO), AND THIS WAIVER SHALL APPLY TO ANY SUBSEQUENT AMENDMENTS,
RENEWALS, SUPPLEMENTS OR MODIFICATIONS TO THIS GUARANTY OR ANY OF THE OTHER LOAN
DOCUMENTS OR TO ANY OTHER DOCUMENTS OR AGREEMENTS RELATING TO THE LOANS MADE
THEREUNDER. In the event of litigation, this Guaranty may be filed as a written
consent to a trial by the court.

         3.10     Special Provisions.

                  (a)      Payment in United States Dollars. The payment
obligations of either Guarantor are obligations to make payments in United
States dollars, and shall not be discharged or satisfied by any tender or
recovery pursuant to any judgment expressed in or converted into any currency
other than United States dollars, or any other realization in such other
currency, whether as proceeds of set-off, security, guarantee, distributions or
otherwise, except to the extent that such tender, recovery or realization shall
result in the effective receipt by the Beneficiaries of the full amount of
dollars due and payable under any Loan Document, and each Guarantor shall
promptly indemnify the Beneficiaries (as an alternative or additional cause of
action) for the amount (if any) by which such effective receipt falls short of
the full amount of dollars due and payable hereunder.

                                       18

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

                  (b)      Judgment Currency. If for the purpose of obtaining
judgment in any court it is necessary to convert a sum due from a Guarantor
hereunder in dollars into another currency, the parties hereto agree, to the
fullest extent that they may effectively do so, that the rate of exchange used
shall be that at which in accordance with normal banking procedures the
Beneficiaries could purchase dollars with such other currency in New York City
on the Business Day preceding that on which final judgment is given. The
obligations of either Guarantor in respect of any sum due hereunder shall,
notwithstanding any judgment in a currency other than dollars, be discharged
only to the extent that on the Business Day following receipt by the
Beneficiaries of any sum adjudged to be so due in such other currency the
Beneficiaries may in accordance with normal banking procedures purchase dollars
with such other currency; if the amount of dollars so purchased is less than the
sum originally due to the Beneficiaries in dollars, the Guarantors agree, to the
fullest extent that it may effectively do so, as a separate obligation and
notwithstanding any such judgment, to indemnify the Beneficiaries against such
loss, and if the amount of dollars so purchased exceeds the sum originally due
to the Beneficiaries, the Beneficiaries shall remit such excess to such
Guarantor.

                  (c)      English Language. All information, notices,
communications, opinions, reports, records and the like required to be given,
kept or maintained by either Guarantor or to be delivered hereunder, if not in
the English language, shall be accompanied by a certified English translation;
provided, however, that the English version of all such information, notices,
communications, opinions, reports, records and other documents, shall govern in
the event of any conflict with the non-English version thereof.

                  (d)      Waiver of Immunities. To the extent permitted by
applicable law, if a Guarantor has or hereafter may acquire any immunity
(sovereign or otherwise) from any legal action, suit or proceeding, from
jurisdiction of any court or from set-off or any legal process (whether service
or notice, attachment prior to judgment, attachment in aid of execution of
judgment, execution of judgment or otherwise) with respect to itself or any of
its property, such Guarantor hereby irrevocable waives and agree not to plead or
claim such immunity in respect of its obligations hereunder. Each Guarantor
agrees that the waivers set forth above shall have the fullest extent permitted
under the Foreign Sovereign Immunities Act of 1976 of the United States of
America (the "Act") and are intended to be irrevocable and not subject to
withdrawal for purposes of such Act.

                  (e)      Foreign Income Taxes. All payments to be made
hereunder by a Guarantor shall be made free and clear of any deduction or
withholding for any present or future taxes or similar charges imposed by any
country (or any political subdivision or taxing authority thereof or therein)
other than the United States of America (such non-excluded taxes being called
"Foreign Taxes"). If any Foreign Taxes are imposed and required to be withheld
from any payment hereunder, the Guarantor shall (a) increase the amount of such
payment so that the Beneficiaries will receive a net amount (after deduction of
all Foreign Taxes) equal to the amount due hereunder, (b) pay such Foreign Taxes
to the appropriate taxing authority for the account of the Beneficiaries, and
(c) as

                                       19

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

promptly as possible thereafter send the Guaranteed Party an original receipt
(or a copy thereof that has been stamped by the appropriate taxing authority to
certify payment) showing payment thereof, together with such additional
documentary evidence as the Beneficiaries may from time to time require. If a
Guarantor fails to perform its obligations under parts (b) or (c) of the
preceding sentence, such Guarantor shall indemnify the Beneficiaries for any
incremental taxes, interest or penalties that may become payable by the
Beneficiaries as a consequence of such failure.

         3.11     No Other Writing. This writing and the provisions of the
Existing Parent Facility which are incorporated herein by reference pursuant to
the provisions hereof, are intended by each Guarantor and the Beneficiaries as
the final expression of this Guaranty and is also intended as a complete and
exclusive statement of the terms of their agreement with respect to the matters
covered hereby. No course of dealing, course of performance or trade usage, and
no parol evidence of any nature, shall be used to supplement or modify any terms
of this Guaranty. Other than as provided herein, there are no conditions to the
full effectiveness of this Guaranty.

         3.12     Further Assurances. At any time or from time to time, upon the
request of the Guaranteed Party, each Guarantor shall execute and deliver such
further documents and do such other acts and things as the Guaranteed Party may
reasonably request in order to effect fully the purposes of this Guaranty.

         3.13     Counterparts; Effectiveness. This Guaranty and any amendments,
waivers, consents or supplements hereto or in connection herewith may be
executed in any number of counterparts and by different parties hereto in
separate counterparts, each of which when so executed and delivered shall be
deemed an original, but all such counterparts together shall constitute but one
and the same instrument; signature pages may be detached from multiple separate
counterparts and attached to a single counterpart so that all signature pages
are physically attached to the same document. This Guaranty shall become
effective upon the execution of a counterpart hereof by each of the parties
hereto and receipt by the Guaranteed Party of written or telephonic notification
of such execution and authorization of delivery thereof.

                   Remainder of page intentionally left blank

                                       20

<PAGE>

                             PARENT GUARANTY (US$1,100,000,000 CREDIT AGREEMENT)

         IN WITNESS WHEREOF, the Guarantors have caused this Guaranty to be duly
executed and delivered by their respective officers thereunto duly authorized as
of the date first written above.

                                    FORTIS N.V.

                                    By: /s/ Betty Keutgen, /s/ Michel Baise
                                       ------------------------------------
                                    Name:
                                    Title:
                                    Address:  Archimedeslaan 6
                                              P.O.Box 2049
                                              3500 GA Utrecht
                                              The Netherlands
                                              Attn: Monica Roeling
                                    Phone:    +31 30 257 6568
                                    Fax:      +31 30 257 7835

                                    FORTIS SA/NV

                                    By: /s/ Betty Keutgen, /s/ Michel Baise
                                       ------------------------------------
                                    Name:
                                    Title:
                                    Address:  Rue Royale, 20
                                              1000 Brussels
                                              Belgium
                                              Attn: Gilbert Mittler

                                    Phone:    +32 2 510 5206
                                    Fax:      +32 2 510 5621

                                    BANK ONE, NA

                                    By: /s/ Gerard P. Fogarty
                                       ------------------------------------
                                    Name: Gerard P. Fogarty
                                    Title: Director

                                    Address:   1 Bank One Plaza
                                               Mail Code: IL1-0325
                                               Chicago, IL 60670
                                               Attn: Gerard Fogarty

                                    Phone:     312-325-3197
                                    Fax:       312-325-3190

                                       21<PAGE>

                                                                   Exhibit 10.24

                                 LEASE AGREEMENT

                                     Between

                        FORTIS BENEFITS INSURANCE COMPANY
                            a Minnesota corporation,
                                   as Landlord

                                       And

                                  FORTIS, INC.,
                              a Nevada corporation,
                                    as Tenant

                           Dated as of October 1, 2000

<PAGE>

                                TABLE OF CONTENTS

                                 LEASE AGREEMENT

<TABLE>
<CAPTION>
NO.   DESCRIPTION                                                              PAGE
---   -----------                                                              ----
<S>   <C>                                                                      <C>
1.    Premises..............................................................     1
2.    Lease Term............................................................     1
3.    Base Rent.............................................................     1
4.    Rent Payment..........................................................     1
5.    Late Charge...........................................................     2
6.    Partial Payment.......................................................     2
7.    Construction of this Agreement........................................     2
8.    Use of Premises.......................................................     2
9.    Definitions...........................................................     3
10.   Repairs By Landlord...................................................     3
11.   Repairs By Tenant.....................................................     3
12.   Alterations and Improvements..........................................     3
13.   Operating Expenses....................................................     4
14.   Telecommunications Equipment..........................................     8
15.   Acceptance and Waiver.................................................     8
16.   Signs.................................................................     8
17.   Advertising...........................................................     8
18.   Removal of Fixtures...................................................     9
19.   Entering Premises.....................................................     9
20.   Services..............................................................     9
21.   Indemnities...........................................................    10
22.   Insurance; Waivers....................................................    11
23.   Government Requirements...............................................    13
24.   Abandonment of Premises...............................................    13
25.   Assignment and Subletting.............................................    13
26.   Default...............................................................    14
27.   Remedies..............................................................    14
28.   Destruction or Damage.................................................    15
29.   Eminent Domain........................................................    15
30.   Renewal Options.......................................................    16
31.   Mortgagee's Rights....................................................    17
32.   Tenant's Estoppel.....................................................    18
33.   Attorney's Fees.......................................................    18
34.   Parking...............................................................    18
35.   Storage...............................................................    18
36.   Waste Disposal........................................................    19
37.   Surrender of Premises.................................................    19
38.   Cleaning Premises.....................................................    19
39.   No Estate In Land.....................................................    19
40.   Cumulative Rights.....................................................    19
41.   Paragraph Titles; Severability........................................    19
</TABLE>

                                       i

<PAGE>

<TABLE>
<CAPTION>
NO.   DESCRIPTION                                                              PAGE
---   -----------                                                              ----
<S>   <C>                                                                      <C>
42.   Damage or Theft of Personal Property..................................    20
43.   Holding Over..........................................................    20
44.   Termination Right.....................................................    20
45.   Rules and Regulations.................................................    20
46.   Quiet Environment.....................................................    20
47.   Entire Agreement......................................................    20
48.   Limitation of Liability...............................................    20
49.   Submission of Agreement...............................................    21
50.   Broker Disclosure.....................................................    21
51.   Notices...............................................................    21
52.   Force Majeure.........................................................    21
</TABLE>

                                       ii
<PAGE>

                             BASIC LEASE PROVISIONS

         The following is a summary of some of the Basic Provisions of the
Lease. In the event of any conflict between the terms of these Basic Lease
Provisions and the referenced Sections of the Lease, the referenced Sections of
the Lease shall control.

<TABLE>
<S>      <C>                                   <C>
1.       Building (See Section 1):             500 Bielenberg Drive
                                               Woodbury, Minnesota 55125

2.       Premises (See Section 1):

         Suite:                                200

         Floor:                                2nd Floor

         Rentable Square Feet:                 Approximately 44,000

3.       Term (See Section 2):                 10 years

4.       Base Rent (See Section 3):            $15 per rentable square foot per year

5.       Tenant's Share (See Section 13):      13%

6.       Notice Address (See Section 51)
</TABLE>

                                      iii

<PAGE>

                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT (hereinafter called the "Lease") is made and
entered into as of the 1st day of October, 2000, by and between Fortis Benefits
Insurance Company, a Minnesota corporation (hereinafter called "Landlord"); and
Fortis, Inc., a Nevada corporation (hereinafter called "Tenant").

         1.       PREMISES. Landlord does hereby rent and lease to Tenant and
Tenant does hereby rent and lease from Landlord, for use as described in Section
8 below, the following described space (hereinafter called the "Premises"):

Approximately 44,000 rentable square feet of space located on the 2nd floor of a
5-story building (the "Building"), designated as 500 Bielenberg Drive, Woodbury,
Minnesota 55125 and located on the real property described in Exhibit "A"
attached hereto (the "Property"). The Building and Property are collectively
referred to herein as the "Project." Landlord and Tenant acknowledge that the
number of rentable square feet described above has been confirmed and
conclusively agreed upon by the parties. The Premises are being leased by
Landlord to Tenant "as-is, where-is." Tenant is fully aware of the condition of
the Premises and accepts them "as-is, where-is." Landlord is not obligated to
construct any leasehold improvements or to provide Tenant any improvement
allowance.

         2.       LEASE TERM. Tenant shall have and hold the Premises for a term
("Term") commencing on the date set forth in the introductory paragraph to this
Lease (the "Commencement Date") and shall terminate at midnight on the last day
(the "Expiration Date") of the calendar month in which the tenth (10th)
anniversary of the Commencement Date occurs, unless sooner terminated or
extended as hereinafter provided.

         3.       BASE RENT. Tenant shall pay to Landlord, at such place as
Landlord shall designate in writing to Tenant, annual base rent ("Base Rent")
during each Lease Year of Fifteen Dollars ($15.00) per rentable square foot
(which is $660,000 in aggregate per Lease Year). The term "Lease Year", as used
in the Basic Lease Provisions and throughout this Lease, shall mean each and
every consecutive twelve (12) month period during the Term of this Lease, with
the first such twelve (12) month period commencing on the Commencement Date;
provided, however, if the Commencement Date occurs other than on the first day
of a calendar month the first Lease Year shall be that partial month plus the
first full twelve (12) months thereafter.

         4.       RENT PAYMENT. The Base Rent for each Lease Year shall be
payable in equal monthly installments, due on the first day of each calendar
month, in advance, in legal tender of the United States of America, without
abatement, demand, deduction or offset whatsoever, except as may be expressly
provided in this Lease. One monthly installment of Base Rent shall be due and
payable on the Commencement Date and on or before the first day of each calendar
month following the Commencement Date during the Term hereof, provided, that if
the Commencement Date should be a date other than the first day of calendar
month, the monthly Base Rent installment paid on the Commencement Date by Tenant
shall be appropriately prorated. Tenant shall pay, as Additional Rent, all other
sums due from Tenant under this Lease (the term "Rent", as used herein, means
all Base Rent, Additional Rent and all other amounts payable hereunder from
Tenant to Landlord).

<PAGE>

         5.       LATE CHARGE. Other remedies for non-payment of Rent
notwithstanding, if any monthly installment of Base Rent or Additional Rent is
not received by Landlord on or before the date due, or if any payment due
Landlord by Tenant which does not have a scheduled due date is not received by
Landlord on or before the tenth (10th) business day following the date Tenant
was invoiced, and, in either event, Tenant does not cure such late payment
within five (5) business days following Landlord's written notice to Tenant, a
late charge of two percent (2%) percent of such past due amount shall be
immediately due and payable as Additional Rent and interest shall accrue from
the date past due until paid at the lower of twelve percent (12%) per annum or
the highest rate permitted by applicable law.

         6.       PARTIAL PAYMENT. No payment by Tenant or acceptance by
Landlord of an amount less than the Rent herein stipulated shall be deemed a
waiver of any other Rent due. No partial payment or endorsement on any check or
any letter accompanying such payment of Rent shall be deemed an accord and
satisfaction, but Landlord may accept such payment without prejudice to
Landlord's right to collect the balance of any Rent due under the terms of this
Lease or any late charge assessed against Tenant hereunder.

         7.       CONSTRUCTION OF THIS AGREEMENT. No failure of either party to
exercise any power given to it hereunder, or to insist upon strict compliance by
the other party of its obligations hereunder, and no custom or practice of the
parties at variance with the terms hereof shall constitute a waiver of either
party's right to demand exact compliance with the terms hereof. Time is of the
essence of this Lease.

         8.       USE OF PREMISES.

                  (a)      Tenant shall use and occupy the Premises for general
office purposes of a type customary for similar office buildings and for no
other purpose. The Premises shall not be used for any illegal purpose, nor in
violation of any valid regulation of any governmental body, nor in any manner to
create any nuisance or trespass, nor in any manner to vitiate the insurance or
increase the rate of insurance on the Premises or the Building, nor in any
manner inconsistent with the nature of the Building. Tenant's use of the
Premises shall include the appurtenant right to use the Premises for purposes
complimentary to general office uses including, without limitation, computer
rooms, conference rooms, exercise rooms, warming kitchens, break rooms and
dining facilities. Landlord acknowledges that Tenant shall have the exclusive
right to continue to use the generator which is located on the Property
(together with conduit from the generator to the Premises) to provide emergency
power to the Premises. Tenant shall maintain such generator in good condition
and repair. Tenant may, but shall not be obligated to, at Tenant's expense,
remove such generator upon the expiration or termination of this Lease, provided
Tenant repairs all damage caused by said removal.

                  (b)      Tenant shall not cause or permit the receipt,
storage, use, location or handling on the Property (including the Building and
Premises) of any product, material or merchandise which is explosive, highly
inflammable, or a "hazardous or toxic material," as that term is hereafter
defined. "Hazardous or toxic material" shall include all materials or substances
which have been determined to be hazardous to health or the environment,
including, without limitation hazardous waste (as defined in the Resource
Conservation and Recovery Act); hazardous substances (as defined in the
Comprehensive Emergency Response, Compensation

                                       2
<PAGE>

and Liability Act, as amended by the Superfund Amendments and Reauthorization
Act); gasoline or any other petroleum product or by-product or other hydrocarbon
derivative; toxic substances (as defined by the Toxic Substances Control Act);
insecticides, fungicides or rodenticide (as defined in the Federal Insecticide,
Fungicide, and Rodenticide Act); asbestos and radon and substances determined to
be hazardous under the Occupational Safety and Health Act or regulations
promulgated thereunder. Notwithstanding the foregoing, Tenant shall not be in
breach of this provision as a result of the presence in the Premises of de
minimis amounts of hazardous or toxic materials which are in compliance with all
applicable laws, ordinances and regulations and are customarily present in a
general office use (e.g., copying machine chemicals and kitchen cleansers).

         9.       DEFINITIONS. "Landlord," as used in this Lease, shall include
the party named in the first paragraph hereof, its representatives, assigns and
successors in title to the Premises. "Tenant" shall include the party named in
the first paragraph hereof, its heirs and representatives, and, if this Lease
shall be validly assigned or sublet, shall also include Tenant's assignees or
subtenants, as to the Premises, or portion thereof, covered by such assignment
or sublease. "Landlord" and "Tenant" include male and female, singular and
plural, corporation, partnership, limited liability company (and the officers,
members partners, employees or agents of any such entities) or individual, as
may fit the particular parties.

         10.      REPAIRS BY LANDLORD. Landlord shall not be required, after
possession of the Premises has been delivered to Tenant, to make any repairs or
improvements to the Premises, except as set forth in this Lease. Except for
damage caused by casualty and condemnation (which shall be governed by Sections
28 and 29 below), and subject to normal wear and tear, Landlord shall maintain
in good repair the exterior walls, glass, roof, common areas, foundation, all
structural portions and the mechanical, electrical, plumbing and HVAC systems of
the Building, as well as all common areas, parking areas and driveways located
on the Property or serving the Building.

         11.      REPAIRS BY TENANT. Except as described in Section 10 above and
except for damage caused by casualty or condemnation. Tenant shall, at its own
cost and expense, maintain the Premises in good repair and in a neat and clean,
first-class condition, including making all necessary repairs and replacements.

         12.      ALTERATIONS AND IMPROVEMENTS. Except for minor, decorative
alterations which do not affect the Building structure or systems or are not
visible from outside the Premises, Tenant shall not make or allow to be made any
alterations, physical additions or improvements in or to the Premises without
first obtaining in writing Landlord's written consent for such alterations or
additions, which consent shall not be unreasonably withheld, conditioned or
delayed. Upon Landlord's request, Tenant will furnish Landlord plans and
specifications for any proposed alterations, additions or improvements that
require Landlord's consent. Any alterations, physical additions or improvements
shall at once become the property of Landlord. Tenant shall not be obligated to
remove any alterations, additions or improvements from the Premises upon the
expiration or termination of this Lease. All costs of any such alterations,
additions or improvements shall be borne by Tenant. All alterations, additions
or improvements must be made in a good, first-class, workmanlike manner and in a
manner that does not disturb other tenants (i.e., any loud work must be
performed during non-business hours) and Tenant must

                                       3
<PAGE>

maintain appropriate liability and builder's risk insurance throughout the
construction. Tenant does hereby indemnify and hold Landlord harmless from and
against all claims for damages or death of persons or damage or destruction of
property arising out of the performance of any such alterations, additions or
improvements made by or on behalf of Tenant. Under no circumstances shall
Landlord be required to pay, during the Term of this Lease and any extensions or
renewals thereof, any ad valorem or Property tax on such alterations, additions
or improvements, Tenant hereby covenanting to pay all such taxes when they
become due.

         13.      OPERATING EXPENSES.

                  (a)      Tenant agrees to reimburse Landlord throughout the
Term, as Additional Rent hereunder for Tenant's Share (as defined below) of the
annual Operating Expenses (as defined below). The term "Tenant's Share" shall
mean the percentage determined by dividing the rentable square footage of the
Premises by the rentable square footage of the Building. Landlord and Tenant
hereby agree that Tenant's Share is thirteen percent (13%). If Tenant does not
occupy the Premises during the entire full calendar year in which the Term
of this Lease commences or ends, Tenant's Share of Operating Expenses for the
applicable calendar year shall be appropriately prorated for the partial year,
based on the number of days Tenant has occupied the Premises during that year.

                  (b)      Operating Expenses shall be all those reasonable,
customary expenses of operating, servicing, managing, maintaining and repairing
the Property, Building, and all parking areas and related common areas in a
manner consistent with similar office buildings in the metropolitan Minneapolis,
Minnesota area. Operating Expenses shall mean the following:

                           (1)      All taxes and assessments, whether general
or special, applicable to the Property and the Building, which shall include
real and personal property ad valorem taxes, and any and all reasonable costs
and expenses incurred by Landlord in seeking a reduction of any such taxes and
assessments. However, Tenant shall not be obligated for taxes on the net income
from the operation of the Building, unless there is imposed in the future a tax
on rental income on the Building in lieu of the real property ad valorem taxes,
in which event such tax shall be deemed an Operating Expense of the Building. In
addition, any special assessments payable in installments shall be deemed paid
in the maximum number of permissable installments and only the minimum required
annual installment may be included in Operating Expenses in any year.

                           (2)      Insurance premiums and deductible amounts,
including, without limitation, for commercial general liability, "all risks"
property, rent loss and other customary insurance carried by Landlord on the
Building and Property.

                           (3)      All utilities, including, without
limitation, water, power, heating, lighting, ventilation, sanitary sewer and air
conditioning of the Building, but not including those utility charges actually
paid by Tenant or other tenants of the Building.

                           (4)      Janitorial and maintenance expenses,
including:

                                    (i)      Janitorial services and janitorial
supplies and other materials used in the operation and maintenance of the
Building;

                                       4
<PAGE>

                                    (ii)     The cost of, maintenance and
service agreements on equipment, window cleaning, grounds maintenance, pest
control, security, trash and snow removal, and other similar services or
agreements;

                           (5)      Management fees not in excess of three
percent (3%) of gross base rentals (or a charge equal to fair market management
fees);

                           (6)      The costs, including interest, amortized
over its useful life, of any capital improvement made to the Building by or on
behalf of Landlord after the date of this Lease which is required under any
governmental law or regulation (or any judicial interpretation thereof) that was
not applicable to the Building as of the date of this Lease, and of the
acquisition and installation of any device or equipment designed to improve the
operating efficiency of any system within the Building or which is acquired to
improve the safety of the Building or Project.

                           (7)      All services, supplies, repairs,
replacements or other expenses directly and reasonably associated with servicing
maintaining, managing and operating the Building, including, but not limited to
the lobby, vehicular and pedestrian traffic areas and other common use areas.

                           (8)      Wages and salaries of Landlord's employees
(not above the level of Building Manager) engaged in the maintenance, operation,
repair and services of the Building, including taxes, insurance and customary
fringe benefits.

                           (9)      Legal and accounting costs.

                           (10)     Costs to maintain and repair the Building
and Property.

                           (11)     Landscaping and security costs unless
Landlord hires a third party to provide such services pursuant to a service
contract and the cost of that service contract is already included in Operating
Expenses as described above.

         The following items shall be excluded from Operating Expenses:

                                    (i)      Wages and salaries of individual
partners of Landlord or if Landlord is a corporation, then wages and salaries of
any officers and executives above the level of Building Manager;

                                    (ii)     The cost of any items for which
Landlord receives reimbursement or is otherwise compensated, such as by
insurance proceeds, warranties and condemnation awards;

                                    (iii)    The cost of any additions to the
Building subsequent to the date of original construction or any alterations or
refurbishing of space leased to other tenants of the Building;

                                    (iv)     Cost of any work or service
performed for any tenant (including Tenant) at such tenant's cost, or to the
extent in excess of the services provided to Tenant by Landlord pursuant to the
terms of this Lease;

                                       5
<PAGE>

                                    (v)      Cost of installing, operating, and
maintaining any specialty service such as the dining club, a cafeteria, health
club, an observatory, broadcasting facility, retail store, sundry shop,
newsstand, or concession and any real estate taxes with respect to any such
specialty services, but only to the extent such costs and taxes exceed those
which normally would be expected to be incurred had such space been general
office space;

                                    (vi)     Cost of correcting defects in
construction;

                                    (vii)    Cost of any repair following a
casualty;

                                    (viii)   Any payment of whatsoever kind due
under the terms of any mortgage, ground lease or other underlying lease;

                                    (ix)     Any real estate brokerage
commissions or other cost incurred in procuring tenants or any fee in lieu of
such commission;

                                    (x)      Rental payment for the Building
equipment such as HVAC equipment and elevators, and rental payments for
equipment not used in the operation or maintenance of the Building;

                                    (xi)     Legal expenses, accounting expenses
or other professional fees arising out of the ownership or sale of the Building
or the construction of the improvements on the Land or the enforcement of the
provisions of any lease affecting the Land or the Building, including this
Lease, or arising out of any matter whatsoever other than directly in connection
with the Operating Expenses or Taxes;

                                    (xii)    The cost of operating and
maintaining parking facilities if Landlord charges separately for parking;

                                    (xiii)   Capital expenses of any kind
whatsoever except as expressly permitted above;

                                    (xiv)    Costs paid to any affiliates or
parties related to Landlord for services or materials in excess of the amount
which would be paid to an unrelated third party at market prices for such
services or materials;

                                    (xv)     Advertising expenses incurred in
connection with the marketing of the Building or any rentable space therein;

                                    (xvi)    The cost of overtime or other
expense to Landlord in curing its defaults;

                                    (xvii)   Any amounts payable by Landlord by
way of indemnity for damages or which constitute a fine or penalty, including
interest or penalties for any later payment; and

                                    (xviii)  Repairs or construction
necessitated by violations of laws in effect and requiring compliance as of the
date of this Lease.

                                       6
<PAGE>

                  (c)      (i) Landlord shall, on or before the Commencement
Date and on or before December 20 of each calendar year, provide Tenant a
statement of the estimated monthly installments of Tenant's Share of Operating
Expenses which will be due for the remainder of the calendar year in which the
Commencement Date occurs or for the upcoming calendar year, as the case may be.
As soon as practicable after December 31 of each calendar year during the Term
of this Lease, Landlord shall furnish to Tenant an itemized statement of the
Operating Expenses within the Building for the calendar year then ended. Upon
reasonable prior written request given not later than sixty (60) days following
the date Landlord's statement is delivered to Tenant Landlord will promptly
provide Tenant detailed documentation to support the itemized statement and, if
Tenant so elects, Tenant may audit Landlord's books and records. Any such audit
will take place in the Building management office during normal business hours
on dates reasonably acceptable to both parties. If Tenant does not notify
Landlord of any objection to Landlord's itemized statement within thirty (30)
days after Landlord makes its books and records available for audit by Tenant as
described above, Tenant shall be deemed to have accepted such statements as true
and correct and shall be deemed to have waived any right to dispute the excess
Operating Expenses due pursuant to that statement. If Tenant does so notify
Landlord of an objection, and the parties are unable to resolve the dispute
within thirty (30) days after Tenant delivers such notice of objection, the
parties shall mutually agree upon one of the so-called "Big Five" accounting
firms and shall submit the dispute to that firm for resolution, which resolution
shall be final and binding upon both parties.

                                    (ii)     Tenant shall pay to Landlord,
together with its monthly payment of Base Rent as provided in Sections 3 and 4
hereinabove, as Additional Rent hereunder, the estimated monthly installment of
Tenant's Share of the Operating Expenses for the calendar year in question. At
the end of any calendar year if Tenant has paid to Landlord an amount in excess
of Tenant's Share of Operating Expenses for such calendar year, Landlord shall
reimburse to Tenant any such excess amount (or shall apply any such excess
amount to any amount then owing to Landlord hereunder, and if none, to the next
due installment or installments of Additional Rent due hereunder, at the option
of Landlord). At the end of any calendar year if Tenant has paid to Landlord
less than Tenant's Share of excess Operating Expenses for such calendar year,
Tenant shall pay to Landlord any such deficiency within thirty (30) days after
Tenant receives the annual statement.

                                    (iii)    For the calendar year in which this
Lease terminates, and is not extended or renewed, the provisions of this Section
shall apply, but Tenant's Share for such calendar year shall be subject to a pro
rata adjustment based upon the number of days prior to the expiration of the
Term of this Lease. Tenant shall make monthly estimated payments of the pro rata
portion of Tenant's Share for such calendar year (in the manner provided above)
and when the actual prorated Tenant's Share for such calendar year is determined
Landlord shall send a statement to Tenant and if such statement reveals that
Tenant's estimated payments for the prorated Tenant's Share for such calendar
year exceeded the actual prorated Tenant's Share for such calendar year,
Landlord shall include a check for that amount along with the statement. If the
statement reveals that Tenant's estimated payments for the prorated Tenant's
Share for such calendar year were less than the actual prorated Tenant's Share
for such calendar year, Tenant shall pay the shortfall to Landlord within thirty
(30) days of the date Tenant receives Landlord's statement.

                                       7
<PAGE>

                                    (iv)     If the Building is less than
ninety-five percent (95%) occupied throughout any calendar year of the Term,
then the actual Operating Expenses for the calendar year in question shall be
increased to the amount of Operating Expenses which Landlord reasonably
determines would have been incurred during that calendar year if the Building
had been fully occupied throughout such calendar year.

         14.      TELECOMMUNICATIONS EQUIPMENT. Tenant shall be entitled to
install and maintain on the roof of the Building up to three (3) satellite
dishes. Each satellite dish may not exceed five (5) feet in diameter. The cost
of installing any such satellite dishes shall be borne solely by Tenant. Tenant
must obtain the prior approval of Landlord, which shall not be unreasonably
withheld, conditioned or delayed, of the exact location and method of
installation of any such satellite dishes as well as the method for screening
any such satellite dishes. Tenant will cause its satellite dishes not to
interrupt or interfere with the operation of any of Landlord's satellite dishes
or those of any other tenant. Landlord will ensure that neither its satellite
dishes nor those of any other tenant of the Building interrupt or interfere with
the operation of Tenant's satellite dishes. Tenant shall remove any and all
satellite dishes from the roof of the Building on the expiration or termination
of this Lease and shall repair any damage caused to the roof by such
removal.

         15.      ACCEPTANCE AND WAIVER. Landlord shall not be liable to Tenant,
its agents, employees, guests or invitees (and, if Tenant is a corporation, its
officers, agents, employees, guests or invitees) for any damage caused to any of
them due to the Building or any part or appurtenances thereof being improperly
constructed or being or becoming out of repair, or arising from the leaking of
gas, water, sewer or steam pipes, or from electricity, but Tenant, by moving
into the Premises and taking possession thereof, shall accept, and shall be held
to have accepted the Premises as suitable for the purposes for which the same
are leased, and shall accept and shall be held to have accepted the Building and
every appurtenance thereof, and Tenant by said act waives any and all defects
therein; provided, however, that this Section shall not apply to any damages or
injury caused by or resulting from the negligence or willful misconduct of
Landlord.

         16.      SIGNS. Tenant shall be entitled to keep and maintain a
Building standard suite entry sign on the door to the Premises or adjacent to
the entry to the Premises and in the elevator lobby on the 2nd floor of the
Building. Tenant shall also be entitled to a prominent entry on the Building
monument sign located adjacent to the main entry to the Building. Tenant shall
be entitled to its proportionate share of the entries in the Building directory
located in the main lobby of the Building. Otherwise, Tenant shall not paint or
place signs, placards, or other advertisements of any character upon the windows
or inside walls of the Premises except with the consent of Landlord, and Tenant
shall place no signs upon the outside walls, common areas or the roof of the
Building.

         17.      ADVERTISING. Landlord may advertise the Premises as being "For
Rent" at any time following a default by Tenant which remains uncured and at any
time within one hundred eighty (180) days prior to the expiration, cancellation
or termination of this Lease for any reason and during any such periods may
exhibit the Premises to prospective tenants after providing reasonable notice to
Tenant and observing Tenant's security procedures.

                                       8
<PAGE>

         18.      REMOVAL OF FIXTURES. If Tenant is not in default hereunder,
Tenant may, but shall not be obligated to, prior to the expiration of the Term
of this Lease, or any extension thereof, remove any fixtures and equipment which
it has placed in the Premises which can be removed without significant damage to
the Premises, provided Tenant repairs all damages to the Premises caused by such
removal.

         19.      ENTERING PREMISES. Landlord may enter the Premises at
reasonable hours provided that Landlord's entry shall not unreasonably interrupt
Tenant's business operations and provided that at least 24 hours prior notice is
given (except in an emergency, when no notice is required): (a) to make repairs,
perform maintenance and provide other services described in Section 20 below (no
prior notice is required to provide routine services) which Landlord is
obligated to make to the Premises or the Building pursuant to the terms of this
Lease or to the other premises within the Building pursuant to the leases of
other tenants; (b) to inspect the Premises to see that Tenant is complying with
all of the terms and conditions of this Lease and with the rules and regulations
hereof; and (c) to exercise any other right or perform any other obligation that
Landlord has under this Lease. Tenant may require that an employee of Tenant be
permitted to accompany Landlord during any such entry.

         20.      SERVICES.

                  (a)      The normal business hours of the Building shall be
from 7:00 A.M. to 7:00 P.M, on Monday through Friday, and 8:00 A.M. to 1:00 P.M.
on Saturday, exclusive of the following holidays: New Year's Day, Memorial Day,
Independence Day, Labor Day, Thanksgiving (and the day after Thanksgiving) and
Christmas ("Building Holidays"). Landlord shall furnish the following services
during the normal business hours of the Building (except as noted) and all such
services shall be provided at levels, in types and amounts at least equal to the
level, types and amounts being provided to the Premises as of the date of this
Lease and otherwise at least equal to the level, types and amounts reasonable
and customary for similar office buildings in the metropolitan Minneapolis,
Minnesota area:

                                    (i)      Elevator service for passenger and
delivery needs, with at least one (1) elevator available 24 hours, 7 days per
week;

                                    (ii)     Air conditioning, 24 hours per day,
7 days per week, adequate to cool the Premises in warm weather and heat adequate
to warm the Premises in cool weather so that the temperature of the Premises
remains, at all times, between 68 degrees Fahrenheit and 75 degrees Fahrenheit,
as selected by Tenant operating its own thermostat;

                                    (iii)    Mens' and womens' restrooms and
lavatories on each floor of the Building with at least the number of fixtures
located therein and as exist on the date of this Lease, all of which are fully
operational;

                                    (iv)     Soap, paper towels, and toilet
tissue all public restrooms;

                                    (v)      Janitorial service Monday through
Friday and once on the weekend;

                                       9
<PAGE>

                                    (vi)     Custodial, electrical and
mechanical maintenance services Monday through Friday;

                                    (vii)    Electric power for lighting and
outlets not in excess of a total of 7 watts per rentable square foot of the
Premise at 100% connected load;

                                    (viii)   Replacement of Building standard
lamps and ballasts as needed;

                                    (ix)     Repairs and maintenance as
described in Section 10 of this Lease; and

                                    (x)      General management, including
supervision, inspections, recordkeeping, accounting, leasing and related
management functions.

                  (b)      Tenant shall have no right to any services in excess
of those provided herein except after hours HVAC service which will be provided
by Landlord, upon oral request by 4:00 p.m. weekdays for evening service and by
4.00 p.m. Friday for weekend service. The cost for after-hours HVAC service
shall be $25.00 per hour. If Tenant uses other services in an amount or for a
period in excess of that provided for herein, Landlord reserves the right to:
charge Tenant as Additional Rent hereunder a reasonable sum as reimbursement for
the direct cost of such added services and to charge Tenant for the cost of any
additional equipment or facilities or modifications thereto, necessary to
provide the additional services.

                  (c)      Landlord shall not be liable for any damages directly
or indirectly resulting from the interruption in any of the services described
above, nor, except as set forth below, shall any such interruption entitle
Tenant to any abatement of Rent. Landlord shall use all reasonable efforts to
furnish uninterrupted services as required above. Notwithstanding anything to
the contrary set forth hereinabove, if any of the essential services to the
Premises (electricity, water, sanitary sewer, HVAC or elevator service) are
interrupted and Tenant's use of the Premises is materially, adversely affected
by such interruption, and the interruption continues for three (3) or more
consecutive business days, the Rent due under this Lease shall be abated, in
proportion to the material adverse effect, beginning on the fourth (4th)
business day of such interruption and continuing until the applicable service is
fully restored. This rent abatement shall not apply if the interruption in
service is caused by the negligence or willful misconduct of Tenant, its agents,
employees or contractors.

         21.      INDEMNITIES. Tenant does hereby indemnify and save harmless
Landlord against all claims for damages to persons or property which are caused
anywhere in the Building or on the Property caused by the negligence or willful
misconduct of Tenant, its agents or employees or which occur in the Premises (or
arise out of actions taking place in the Premises) unless such damage is caused
by the negligence or willful misconduct of Landlord, its agents, or employees.
Landlord does hereby indemnify and hold Tenant harmless against all claims for
damaged persons or property if caused by the negligence or willful misconduct of
Landlord, its agents or employees. The indemnities set forth hereinabove shall
include the application to pay reasonable expenses incurred by the indemnified
party, including, without limitation, reasonable, actually

                                       10
<PAGE>

incurred attorney's fees. The indemnities contained herein do not override the
waivers contained in Section 22(d) below.

         22.      INSURANCE; WAIVERS.

                  (a)      Tenant further covenants and agrees that from and
after the date of delivery of the Premises from Landlord to Tenant, Tenant will
carry and maintain, at its sole cost and expense, the following types of
insurance, in the amounts specified and in the form hereinafter provided for:

                                    (i)      Liability Insurance in the
Commercial General Liability form (or reasonable equivalent thereto) covering
the Premises and Tenant's use thereof against claims for personal injury or
death, property damage and product liability occurring upon, in or about the
Premises, such insurance to be written on an occurrence basis (not a claims made
basis), to be in combined single limits amounts not less than $3,000,000 and to
have general aggregate limits of not less than $5,000,000 for each policy year.
The insurance coverage required under this Section 22(a)(i) shall, in addition,
extend to any liability of Tenant arising out of the indemnities provided for in
Section 21 and, if necessary, the policy shall contain a contractual endorsement
to that effect. The general aggregate limits under the Commercial General
Liability insurance policy or policies must apply separately to the Premises and
to Tenant's use thereof (and not to any other location or use of Tenant) and
such policy shall contain an endorsement to that effect. The certificate of
insurance evidencing the Commercial General Liability form of policy shall
specify all endorsements required herein and shall specify on a face thereof
that the limits of such policy applies separately to the Premises.

                                    (ii)     Insurance covering all of the items
included in Tenant's leasehold improvements, heating, ventilating and air
conditioning equipment maintained by Tenant, trade fixtures, merchandise and
personal property from time to time in, on or upon the Premises, and
alterations, additions or changes made by Tenant pursuant to Section 10, in an
amount not less than one hundred percent (100%) of their full replacement value
from time to time during the Term, providing protection against perils included
within the standard form of "all-risks" fire and casualty insurance policy,
together with insurance against sprinkler damage, vandalism and malicious
mischief.

                                    (iii)    Workers' Compensation and
Employer's Liability insurance affording statutory coverage and containing
statutory limits.

                  (b)      All policies of the insurance provided for in Section
22(a) shall be issued by insurance companies with a rating and financial size of
not less than A-X in the most current available "Best's Insurance Reports", and
licensed to do business in the state of Minnesota. Each and every such policy:

                                    (i)      shall name Landlord as an
additional insured (as well as any mortgagee of Landlord and any other party
reasonably designated by Landlord) and the coverage in (ii) and (iii) shall also
name Landlord as loss payee.

                                    (ii)     shall (and a certificate thereof
shall be delivered to Landlord at or prior to the execution of the Lease) be
delivered to each of Landlord and any such

                                       11
<PAGE>

other parties in interest within thirty (30) days after delivery of possession
of the Premises to Tenant and thereafter within thirty (30) days prior to the
expiration of each such policy, and, as often as any such policy shall expire or
terminate. Renewal or additional policies shall be procured and maintained by
Tenant in like manner and to like extent;

                                    (iii)    shall contain a provision that the
insurer will give to Landlord and such other parties in interest at least thirty
(30) days notice in writing in advance of any material change, cancellation,
termination or lapse, or the effective date of any reduction in the amounts of
insurance; and

                                    (iv)     shall be written as a primary
policy which does not contribute to and is not in excess of coverage which
Landlord may carry.

                  (c)      Any insurance provided for in Section 22(a) may be
maintained by means of a policy or policies of blanket insurance, covering
additional items or locations or insureds, provided, however, that:

                                    (i)      Landlord and any other parties in
interest from time to time designated by Landlord to Tenant shall be named as an
additional insured thereunder as its interest may appear;

                                    (ii)     the coverage afforded Landlord and
any such other parties in interest will not be reduced or diminished by reason
of the use of such blanket policy of insurance;

                                    (iii)    any such policy or policies except
any covering the risks referred to in Section 22(a) shall specify therein (or
Tenant shall furnish Landlord with a written statement from the insurers under
such policy specifying) the amount of the total insurance allocated to the
Tenant's improvements and property more specifically detailed in Section 22(a);
and

                                    (iv)     the requirements set forth in this
Section 22 are otherwise satisfied.

                  (d)      At all times during the Term of this Lease, Landlord
shall maintain in full force and effect (1) all risks property insurance
covering one hundred percent (100%) of the full replacement cost of the entire
Building and including an agreed amount endorsement so that Landlord has no
co-insurance obligations, (ii) Commercial General Liability insurance in types
and amounts reasonable and customary for landlords of similar office buildings
in the metropolitan Minneapolis, Minnesota area and, in any event with limits at
least equal to those required to be carried by Tenant and (iii) Workers'
Compensation Insurance with statutorily required coverages and limits. All such
insurance shall be maintained by Landlord with insurance companies meeting the
requirements set forth in Section 22(b) above. The cost of all such insurance
may be included by Landlord in Operating Expenses.

                  (e)      Notwithstanding anything to the contrary set forth
hereinabove, Landlord and Tenant do hereby waive any and all claims against one
another for damage to or destruction of real or personal property to the extent
such damage or destruction can be covered by "all

                                       12
<PAGE>

risks" property insurance, Each party shall also be responsible for the payment
of any deductible amounts required to be paid under the applicable "all risks"
fire and casualty insurance carried by the party whose property is damaged.
These waivers shall apply if the damage would have been covered by a customary
"all risks" insurance policy, even if the party fails to obtain such coverage.
The intent of this provision is that each party shall look solely to its
insurance with respect to property damage or destruction which can be covered by
"all risks" insurance of the type described in Section 22(a)(ii). To further
effectuate the provisions of this Section 22(e), Landlord and Tenant both agree
to provide copies of this Lease (and in particular, these waivers) to their
respective insurance carriers and to require such insurance carriers to waive
all rights of subrogation against the other party with respect to property
damage covered by the applicable "all risks" fire and casualty insurance
policy.

         23.      GOVERNMENT REQUIREMENTS. Tenant shall, at its own expense,
promptly comply with all requirements of any legally constituted governmental or
public authority made necessary by reason of Tenant's unique or particular type
of use or occupancy of the Premises, including, without limitation, the
Americans with Disabilities Act, Landlord shall be obligated to comply with all
laws and requirements of general applicability to all occupied space in the
Building.

         24.      ABANDONMENT OF PREMISES. If Tenant abandons or vacates the
Premises for more than one hundred eighty (180) days without notifying Landlord
that Tenant or a permitted assignee or subtenant will reoccupy within one (1)
year, Landlord may terminate this Lease, by written notice to Tenant at any time
prior to Tenant reoccupying the Premises, but such termination shall not entitle
Landlord to pursue any other remedies unless an uncured Event of Default then
exists, in which case Landlord may pursue any and all remedies provided by this
Lease, at law or in equity.

         25.      ASSIGNMENT AND SUBLETTING. Tenant may not, without the prior
written consent of Landlord, which consent shall not be unreasonably withheld,
conditioned or delayed, assign this Lease or any interest hereunder, or sublet
the Premises or any part thereof, or permit the use of the Premises by any party
other than Tenant. Consent to one assignment or sublease shall not destroy or
waive this provision, and all later assignments and subleases shall likewise be
made only upon the prior written consent of Landlord. Subtenants or assignees
shall become liable to Landlord for all obligations of Tenant hereunder, without
relieving Tenant's liability hereunder and, in the event of any default by
Tenant under this Lease, Landlord may, at its option, but without any obligation
to do so, elect to treat such sublease or assignment as a direct Lease with
Landlord and collect rent directly from the subtenant. If Tenant desires to
assign or sublease, Tenant must provide written notice to Landlord describing
the proposed transaction in reasonable detail and providing reasonably detailed
information concerning the proposed assignee or subtenant, so that Landlord can
reasonably evaluate the proposed transaction. Landlord shall notify Tenant
within twenty (20) days of its receipt of such notice whether Landlord consents
to the requested assignment or sublease. If Landlord fails to respond within
such twenty (20) day period, Landlord will be deemed to have consented to the
assignment or sublease. If Landlord does consent to any assignment or sublease
request and the assignee or subtenant pays to Tenant an amount in excess of the
Rent due under this Lease (after deducting all of Tenant's expenses in obtaining
such assignment or sublease, amortized in equal monthly installments over the
then remainder of the Term), Tenant shall pay 50% of such excess to Landlord as
and when the monthly payments are received by Tenant. Notwithstanding anything
to the contrary set forth

                                       13
<PAGE>

hereinabove, Tenant shall be entitled to assign this Lease or sublet all or any
portion of the Premises to any entity which is owned by Tenant, which is owned
under common control with Tenant or into which or with which Tenant is merged or
which acquires all or substantially all of the stock or assets of Tenant and the
preceding sentence of this Section 25 (concerning profit sharing) shall not
apply to any such assignment or sublease. Although the consent of Landlord shall
not be required with respect to any such transaction, Tenant shall provide
written notice of any such assignment or sublease to Landlord within thirty (30)
days after such assignment or sublease occurs.

         26.      DEFAULT. If Tenant shall default in the payment of Rent herein
required when due and fails to cure such default within ten (10) business days
after written notice of such default is given to Tenant by Landlord; or if
Tenant shall be in default in performing any of the terms or provisions of this
Lease other than the provisions requiring the payment of Rent, and fails to cure
such default within thirty (30) days after written notice of such default is
given to Tenant by Landlord or, if such default cannot be cured within thirty
(30) days, Tenant shall not be in default if Tenant promptly commences and
diligently pursues the cure to completion as soon as possible; or if Tenant is
adjudicated a bankrupt; or if a permanent receiver is appointed for Tenant's
property and such receiver is not removed within sixty (60) days after written
notice from Landlord to Tenant to obtain such removal; or if, whether
voluntarily or involuntarily, Tenant takes advantage of any debtor relief
proceedings under any present or future law, whereby the Rent or any part
thereof, is, or is proposed to be, reduced or payment thereof deferred; or if
Tenant's effects should be levied upon or attached and such levy or attachment
is not satisfied or dissolved within thirty (30) days after written notice from
Landlord to Tenant to obtain satisfaction thereof; then, and in any of said
events, Landlord, at its option, may exercise any or all of the remedies set
forth in Section 27 below.

         27.      REMEDIES. Upon the occurrence of any default set forth in
Section 26 above which is not cured by Tenant within the applicable cure period
provided therein, if any, Landlord may exercise all or any of the following
remedies:

                  (a)      terminate this Lease by giving Tenant written notice
of termination, in which event this Lease shall terminate on the date specified
in such notice and all rights of Tenant under this Lease shall expire and
terminate as of such date, Tenant shall remain liable for all obligations under
this Lease up to the date of such termination and Tenant shall surrender the
Premises to Landlord on the date specified in such notice, and if Tenant fails
to so surrender, Landlord shall have the right, without notice, to enter upon
and take possession of the Premises and to expel and remove Tenant and its
effects without being liable for prosecution or any claim of damages therefor;

                  (b)      terminate this Lease as provided in the immediately
preceding subsection and recover from Tenant all damages Landlord may incur by
reason of Tenant's default, including without limitation, the then present value
of (i) the total Rent which would have been payable hereunder by Tenant for the
period beginning with the day following the date of such termination and ending
with the Expiration Date of the Term as originally scheduled hereunder, minus
(ii) the aggregate reasonable rental value of the Premises for the same period
(as determined by a real estate broker licensed in the State of Minnesota, who
has at least ten (10) years experience, immediately prior to the date in
question evaluating commercial office space,

                                       14
<PAGE>

taking into account all relevant factors including, without limitation, the
length of the remaining Term, the then current market conditions in the general
area, the likelihood of reletting for a period equal to the remainder of the
Term, net effective rates then being obtained by landlords for similar type
space in similar buildings in the general area, vacancy levels in the general
area, current levels of now construction in the general area and how that would
affect vacancy and rental rates during the period equal to the remainder of the
Term and inflation), plus (iii) the costs of recovering the Premises, and all
other expenses incurred by Landlord due to Tenant's default, including, without
limitation, reasonable attorneys' fees, plus (iv) the unpaid Rent earned as of
the date of termination, plus interest, all of which sum shall be immediately
due and payable by Tenant to Landlord;

                  (c)      without terminating this Lease, and without notice to
Tenant, Landlord may in its own name, but as agent for Tenant enter into and
take possession of the Premises and relet the Premises, or a portion thereof, as
agent of Tenant, upon any terms and conditions as Landlord may deem necessary or
desirable (Landlord shall have no obligation to attempt to re-let the Premises
or any part thereof). Upon any such re-letting, all rentals received by Landlord
from such re-letting shall be applied first to the costs incurred by Landlord in
accomplishing any such re-letting, and thereafter shall be applied to the Rent
owed by Tenant to Landlord during the remainder of the Term of this Lease and
Tenant shall pay any deficiency between the remaining Rent due hereunder and the
amount received by such re-letting as and when due hereunder; or

                  (d)      pursue such other remedies as are available at law or
equity.

         28.      DESTRUCTION OR DAMAGE.

                  (a)      If the Building or the Premises are destroyed by
storm, fire, earthquake, or other casualty, or damaged to the extent that the
damage cannot be restored within one hundred eighty (180) days of the date
Landlord provides Tenant written notice of a qualified, licensed architect's
reasonable estimate of the time necessary to restore the damage, or if the
damage results from a cause not covered by standard "all risks" property
insurance, both Landlord and Tenant shall have the right to terminate this Lease
effective as of the date of such destruction or damage by written notice to the
other party on or before thirty (30) days following Landlord's notice described
in the next sentence and Rent shall be accounted for as between Landlord and
Tenant as of that date. Landlord shall provide Tenant with notice within sixty
(60) days following the date of the damage of the estimated time needed to
restore (as evidenced by the certification of an independent qualified, licensed
architect) and whether the loss is covered by standard all-risks property
insurance coverage.

                  (b)      If the Premises are damaged by any such casualty or
casualties but this Lease is not terminated as provided in subparagraph (a)
above, this Lease shall remain in full force and effect, Rent shall abate as to
any portion of the Premises which is not usable, and Landlord shall restore the
Premises to substantially the same condition as before the damage occurred as
soon as practicable, whereupon full Rent shall recommence.

         29.      EMINENT DOMAIN. If the whole of the Property, Building or
Premises, or such portion thereof as will make the Property, Building or
Premises unusable in the reasonable judgment of either Landlord or Tenant for
their intended purposes, is condemned or taken by any

                                       15
<PAGE>

legally constituted authority for any public use or purpose, then in either of
said events, either party may terminate this Lease by written notice to the
other party and the Term hereby granted shall cease from that time when
possession thereof is taken by the condemning authorities, and Rent shall be
accounted for as between Landlord and Tenant as of that date. If this Lease is
not terminated, as described above, this Lease shall continue in full force and
effect and the Rent shall be reduced pro rata in proportion to the amount of the
Premises so taken. Tenant shall have no right or claim to any part of any award
made to or received by Landlord for such condemnation or taking, and all awards
for such condemnation or taking shall be made solely to Landlord. Tenant shall,
however, have the right to pursue any separate award that does not reduce the
award to which Landlord is entitled. Landlord will restore the Property,
Building and Premises to a complete architectural unit as nearly identical as
possible to that which existed prior to the condemnation.

         30.      RENEWAL OPTIONS. Provided no default exists at the time of
exercise or as of the commencement date of the applicable Renewal Term (as
defined below) for which Tenant has been given notice and the applicable cure
period has expired, Tenant shall have the right to extend the term of this Lease
for two (2) successive periods of five (5) years each ("Renewal Terms") with
respect to all or any portion of the Premises, upon all of the following terms
and conditions:

         a.       Tenant must provide Landlord notice of its intent to exercise
                  of the option for the applicable Renewal Term not less than
                  one hundred eighty (180) days prior to the expiration date of
                  the Term or the first Renewal Term, as the case may be. Tenant
                  may not exercise the option for the second Renewal Term unless
                  it exercised the option for, and occupied for the Premises
                  for, all of the first Renewal Term.

         b.       The Base Rent for both the first and the second Renewal Terms
                  shall be the Market Rental Rate (as defined below). The term
                  "Market Rental Rate" shall mean the then prevailing market
                  rental rate, as of the date of Tenant's notice, on a per
                  rentable square foot basis, taking into account all relevant
                  factors, including, without limitation, size of space, age,
                  location and quality of building, length of term, method of
                  paying operating costs, services provided, and taking into
                  account improvement allowances, brokerage commissions and
                  other concessions then being provided as part of a market rate
                  transaction.

                  (i)      If Tenant exercises its renewal option for either the
                           first or second Renewal Terms by written notice to
                           Landlord as provided above ("Notice Date"), Landlord
                           and Tenant shall meet promptly and shall negotiate,
                           in good faith, to reach agreement on the Market
                           Rental Rate within thirty (30) days following the
                           Notice Date.

                  (ii)     If Landlord and Tenant are unable to agree on the
                           Market Rental Rate, then, within sixty (60) days of
                           the Notice Date, Landlord and Tenant shall mutually
                           agree upon a commercial real estate broker who has at
                           least ten (10) years experience, immediately prior to
                           the date in question, evaluating Market Rental Rates
                           for similar real estate in the metropolitan
                           Minneapolis, Minnesota suburban market and who has
                           not been employed

                                       16
<PAGE>

                           by either Landlord or Tenant. If the parties are
                           unable to agree on a broker the parties shall ask the
                           commercial division of the Minneapolis Board of
                           Realtors to designate a broker. The broker agreed
                           upon or so designated is hereinafter referred to as
                           the "Broker". Within ten (10) business days after the
                           Broker has been agreed upon or appointed, Landlord
                           and Tenant shall each deliver to Broker in writing
                           their respective written determinations of the Market
                           Rental Rate. Within thirty (30) days after receipt of
                           the final written determinations, the Broker shall
                           select Landlord's determination or Tenant's
                           determination, but no other amount, as the Market
                           Rental Rate. The Broker shall promptly notify
                           Landlord and Tenant which party's determination of
                           the Market Rental Rate has been selected. The fees
                           and expenses of the Broker shall be borne equally by
                           Landlord and Tenant.

                  (iii)    The determination of the Market Rental Rate as
                           provided above shall be final, binding and conclusive
                           on both Landlord and Tenant, shall be considered a
                           final award pursuant to the rules of the American
                           Arbitration Association and any applicable state or
                           federal law and judgment may be had on the award in
                           any court of competent jurisdiction.

         31.      MORTGAGEE'S RIGHTS.

                  (a)      Landlord represents and warrants that the Property is
not subject to any Security Documents (as defined below). Tenant agrees that
this Lease shall be subject and subordinate (i) to any mortgage, deed to secure
debt or other security interest which any owner of the Property may hereafter,
at any time, elect to place on the Property; (ii) to any assignment of
Landlord's interest in the leases and rents from the Building or Property which
any owner of the Property may hereafter, at any time, elect to place on the
Property; and (iii) to any Uniform Commercial Code Financing Statement covering
the personal property rights of Landlord or any owner of the Property which any
owner of the Property may hereafter, at any time, elect to place on the
foregoing personal property (all of the foregoing instruments set forth in (i),
(ii) and (iii) above being hereafter collectively referred to as "Security
Documents"); provided, however, that Tenant's agreement to subordinate shall be
subject, in all cases, to the condition precedent that Landlord must obtain from
the holder of any Security Documents ("Holder"), a fully-executed Subordination
Non-Disturbance and Attornment Agreement, in form and substance satisfactory to
Tenant ("SNDA"), Tenant agrees, upon request of any Holder, to hereafter execute
a SNDA in form reasonably acceptable to Tenant.

                  (b)      In the event of a foreclosure pursuant to any
Security Documents, Tenant shall at the election of the Landlord, but only in
accordance with an executed SNDA, thereafter remain bound pursuant to the terms
of this Lease as if a new and identical Lease between the purchaser at such
foreclosure ("Purchaser"), as landlord, and Tenant, as tenant, had been entered
into for the remainder of the Term hereof and Tenant shall attorn to the
Purchaser upon such foreclosure sale and shall recognize such Purchaser as the
Landlord under the Lease. Such attornment shall be effective and self-operative
without the execution of any further instrument on the part of any of the
parties hereto. Tenant agrees, however, to execute and deliver at any time and
from time to time, upon the request of Landlord or of Holder, an SNDA.

                                       17
<PAGE>

                  (c)      Tenant hereby acknowledges that if the interest of
Landlord hereunder is covered by an assignment of Landlord's interest in Lease,
Tenant shall pay all Rent due and payable under the Lease directly to the Holder
of the assignment of Landlord's interest in Lease upon notification of the
exercise of the rights thereunder by the Holder thereof.

                  (d)      Notwithstanding anything to the contrary set forth in
this Section 31, the Holder of any Security Documents shall have the right, at
any time, to elect to make this Lease superior and prior to its Security
Document. No documentation, other than written notice to Tenant, shall be
required to evidence that the Lease has been made superior and prior to such
Security Documents, but Tenant hereby agrees to execute any documents reasonably
requested by Landlord or Holder to acknowledge that the Lease has been made
superior and prior to the Security Documents.

         32.      TENANT'S ESTOPPEL. Tenant shall, from time to time, upon not
less than fifteen (15) business days prior written request by Landlord, execute,
acknowledge and deliver to Landlord a written statement certifying that this
Lease is unmodified and in full force and effect (or, if there have been
modifications, that the same is in full force and effect as modified and stating
the modifications), the dates to which the Rent has been paid, that Tenant is
not in default hereunder and has no offsets or defenses against Landlord under
this Lease, and whether or not to the best of Tenant's knowledge Landlord is in
default hereunder (and if so, specifying the nature of the default), it being
intended that any such statement delivered pursuant to this paragraph may be
relied upon by a prospective purchaser of Landlord's interest or by a mortgagee
of Landlord's interest or assignee of any security deed upon Landlord's interest
in the Premises.

         33.      ATTORNEY'S FEES. In the event of any action or litigation
between Landlord and Tenant to interpret or enforce the terms, provisions and
conditions of this Lease, the losing party shall be obligated to reimburse the
prevailing party for all reasonable, actual attorneys' fees, costs and expenses
incurred in connection with such action. Any arbitrator or court who has
jurisdiction over any such proceeding is hereby directed to determine which of
the two parties should be required to pay the attorneys' fees, costs and
expenses.

         34.      PARKING. Tenant shall be entitled to the use of its
proportionate share of the parking spaces in the parking facilities located on
the Property. All such parking spaces provided to Tenant (and any parking spaces
used by Landlord or which Landlord makes available to other tenants or
occupants) shall be unreserved (except for spaces reserved for handicapped
persons) and are to be used by Tenant, its employees and invitees in common with
the other tenants of the Building and their employees and invitees on a
first-come, first-served basis (subject to Landlord's obligation to regulate
usage so that Tenant has access, at all times, to its proportionate share of the
spaces). The use of the parking spaces is provided by Landlord to Tenant without
additional charge throughout the Term.

         35.      STORAGE. If Landlord makes available to Tenant any storage
space outside the Premises, anything stored therein shall be wholly at the risk
of Tenant, and Landlord shall have no responsibility or liability for the items
stored therein.

                                       18
<PAGE>

         36.      WASTE DISPOSAL.

                  (a)      All normal trash and waste (i.e., waste that does not
require special handling pursuant to subparagraph (b) below) shall be disposed
of through the janitorial service.

                  (b)      Tenant shall be responsible for the removal and
disposal of any waste deemed by any governmental authority having jurisdiction
over the matter to be hazardous or infectious waste or waste requiring special
handling, such removal and disposal to be in accordance with any and all
applicable governmental rules, regulations, codes, orders or requirements.
Tenant agrees to separate and mark appropriately all waste to be removed and
disposed of through the janitorial service pursuant to (a) above and hazardous,
infectious or special waste to be removed and disposed of by Tenant pursuant to
this subparagraph (b). Tenant hereby indemnifies and holds harmless Landlord
from and against any loss, claims, demands, damage or injury Landlord may suffer
or sustain as a result of Tenant's failure to comply with the provisions of this
subparagraph (b).

         37.      SURRENDER OF PREMISES. Whenever under the terms hereof
Landlord is entitled to possession of the Premises, Tenant at once shall
surrender the Premises and the keys thereto to Landlord in the same condition as
on the Commencement Date hereof, natural wear and tear only excepted, and Tenant
shall remove all of its personalty therefrom and shall have the right, but not
the obligation, to remove all trade fixtures. Tenant shall not be obligated to
remove any leasehold improvements. Landlord may forthwith re-enter the Premises
and repossess itself thereof and remove all persons and effects therefrom, using
such force as may be necessary without being guilty of forcible entry, detainer,
trespass or other tort. Tenant's obligation to observe or perform these
covenants shall survive the expiration or other termination of the Term of this
Lease. If the last day of the Term of this Lease or any renewal falls on Sunday
or a legal holiday, this Lease shall expire on the business day immediately
preceding.

         38.      CLEANING PREMISES. Upon vacating the Premises, Tenant agrees
to return the Premises to Landlord broom clean and in the same condition when
Tenant's possession commenced, natural wear and tear excepted.

         39.      NO ESTATE IN LAND. This contract shall create the relationship
of landlord and tenant between Landlord and Tenant; no estate shall pass out of
Landlord; Tenant has only a usufruct, not subject to levy or sale, and not
assignable by Tenant except with Landlord's consent.

         40.      CUMULATIVE RIGHTS. All rights, powers and privileges conferred
hereunder upon the parties hereto shall be cumulative but not restrictive to
those given by law.

         41.      PARAGRAPH TITLES; SEVERABILITY. The paragraph titles used
herein are not to be considered a substantive part of this Lease, but merely
descriptive aids to identify the paragraph to which they refer. Use of the
masculine gender includes the feminine and neuter, and vice versa, where
necessary to impart contextual continuity. If any paragraph or provision herein
is held invalid by a court of competent jurisdiction, all other paragraphs or
severable provisions of this Lease shall not be affected thereby, but shall
remain in full force and effect.

                                       19
<PAGE>

         42.      DAMAGE OR THEFT OF PERSONAL PROPERTY. All personal property
brought into the Premises shall be at the risk of the Tenant only and Landlord
shall not be liable for theft thereof or any damage thereto occasioned by any
acts of co-tenants, or other occupants of the Building, or any other person,
except, with respect to damage to the Premises, as may be occasioned by the
negligent or willful act of the Landlord, its employees and agents.

         43.      HOLDING OVER. In the event Tenant remains in possession of the
Premises after the expiration of the Term hereof, Tenant shall be a tenant at
will and such tenancy shall be subject to all the provisions hereof, except that
the monthly rental shall be at 125% of the Rent due during the last month of the
Term. There shall be no renewal of this Lease by operation of law or otherwise.
Nothing in this Section shall be construed as a consent by Landlord for any
holding over by Tenant after the expiration of the Term hereof.

         44.      TERMINATION RIGHT. Provided no Event of Default then exists
under this Lease, Tenant shall have the right, at any time during the Term of
this Lease, to terminate this Lease upon not less than one hundred eighty (180)
days prior written notice to Landlord. If Tenant exercises this termination
right, Tenant shall return the Premises to Landlord on or before the termination
date specified in Tenant's notice in the condition and in the manner required by
Section 37 of this Lease.

         45.      RULES AND REGULATIONS. The rules and regulations in regard to
the Building, annexed hereto, and all reasonable rules and regulations which
Landlord may hereafter, from time to time, adopt and promulgate for the
government and management of said Building, are hereby made a part of this Lease
as of fifteen (15) business days after Landlord provides a copy thereof to
Tenant and shall, so long as they do not materially adversely affect Tenant's
use and enjoyment of, or access to, the Premises during the said Term, be
observed and performed by Tenant, his agents, employees and invitees.

         46.      QUIET ENVIRONMENT. So long as no uncured Event of Default
exists under this Lease, Tenant shall peaceably and quietly have, hold and enjoy
the Premises during the Term hereof. Landlord shall protect and defend Tenant's
right to possession of the Premises, in accordance with the terms of this Lease,
against the claims of all parties claiming by, through or under Landlord.

         47.      ENTIRE AGREEMENT. This Lease contains the entire agreement of
the parties and no representations, inducements, promises or agreements, oral or
otherwise, between the parties not embodied herein shall be of any force or
effect.

         48.      LIMITATION OF LIABILITY. Landlord's obligations and liability
with respect to this Lease shall be limited solely to Landlord's interest in the
Building, as such interest is constituted from time to time and to any casualty
insurance proceeds, condemnation awards, net income from the Building and any
sales proceeds, and, except with respect to the items expressly described above,
neither Landlord nor any partner of Landlord, or any officer, director,
shareholder, or partner of any partner of Landlord, shall have any personal
liability whatsoever with respect to this Lease.

                                       20
<PAGE>

         49.      SUBMISSION OF AGREEMENT. Submission of this Lease to Tenant
for signature does not constitute a reservation of space or an option to acquire
a right of entry. This Lease is not binding or effective until execution by and
delivery to both Landlord and Tenant.

         50.      BROKER DISCLOSURE. Landlord represents that it has dealt with
no broker in connection with this Lease. Landlord agrees that, if any other
broker makes a claim for a commission based upon the actions of Landlord,
Landlord shall indemnify, defend and hold Tenant harmless from any such claim.
Tenant represents that it has dealt with no broker in connection with this
Lease. Tenant agrees that, if any other broker makes a claim for a commission
based upon the actions of Tenant, Tenant shall indemnify, defend and hold
Landlord harmless from any such claim.

         51.      NOTICES. Any notice or statement which is required or
permitted to be given by either party under this Lease shall be in writing and
must be given only by certified mail, return receipt requested, by hand delivery
or by nationally recognized overnight courier service at the addresses set forth
below. Any such notice shall be deemed given on the date sent or deposited for
delivery in accordance with one of the permitted methods described above. The
time period for responding to any such notice shall begin on the date the notice
is actually received, but refusal to accept delivery or inability to accomplish
delivery because the party can no longer be found at the then current notice
address, shall be deemed receipt. Either party may change its notice address by
notice to the other party in accordance with the terms of this Section 51. The
following are the initial notice addresses for each party:

Landlord's Notice Address:           Fortis Benefits Insurance Company
                                     300 Bielenberg Drive
                                     Woodbury, MN 55125
                                     Attention: Facilities Manager

Tenant's Notice Address:             Fortis, Inc.
                                     One Chase Manhattan Plaza
                                     New York. NY 10005
                                     Attention: James J. Brinkerhoff

With a copy to:                      Fortis, Inc.
                                     One Chase Manhattan Plaza
                                     New York, NY 10005
                                     Attention: Jerome A. Atkinson

         52.      FORCE MAJEURE. In the event of a strike, lockout, labor
trouble, civil commotion, an act of God, or any other event beyond Landlord's
control (a "force majeure event") which results in either party being unable to
timely perform its obligations hereunder so long as such party diligently
proceeds to perform such obligations after the end of the force majeure event,
that party shall not be in breach hereunder and this Lease shall not terminate.

                   REMAINDER OF PAGE LEFT INTENTIONALLY BLANK.

                                       21
<PAGE>

         IN WITNESS WHEREOF, the parties herein have hereunto set their hands
and seals, the day and year first above written.

                                         LANDLORD:

                                         FORTIS BENEFITS INSURANCE
                                         COMPANY, a Minnesota corporation

                                         By: /s/ Robert B. Pollock
                                             --------------------------------

                                             Title: President

                                                  (CORPORATE SEAL)

                                         TENANT:

                                         FORTIS, INC., a Nevada corporation

                                         By: /s/ Robert B. Pollock
                                             --------------------------------

                                             Title: EVP & CFO

                                                  (CORPORATE SEAL)

                                       22
<PAGE>

                              RULES AND REGULATIONS

         1.       The sidewalks, entry passages, corridors, halls, elevators and
stairways shall not be obstructed by Tenants or used by them for any purpose
other than those of ingress and egress. The floors, skylights and windows that
reflect or admit light into any place in said building shall not be covered or
obstructed by Tenants. The toilets, drains and other water apparatus shall not
be used for any other purpose than those for which they were constructed and no
sweepings, rubbish or other obstructing substances shall be thrown therein.

         2.       No advertisement or other notice shall be inscribed, painted
or affixed on any part of the outside or inside of said building, except upon
the doors, and of such order, size and style, and at such places, as shall be
approved and designated by Landlord. Interior signs on doors will be ordered for
Tenants by Landlord, the cost thereof to be charged to and paid for by Tenants.

         3.       No Tenant shall do or permit to be done in his Premises, or
bring or keep anything therein, which shall in any way increase the rate of
insurance carried by Landlord on the Building, or on the Property, or obstruct
or interfere with the rights of other Tenants or in any way injure or annoy
them, or violate any applicable laws, codes or regulations. Tenants, agents,
employees or invitees shall maintain order in the Premises and the Building,
shall not make or permit any improper noise in the Premises or the Building or
interfere in any way with other Tenants, tenants or those having business with
them. Nothing shall be thrown by Tenants, their clerks or servants, out of the
windows or doors, or down the passages or skylights of the Building. No rooms
shall be occupied or used as sleeping or lodging apartments at any time. No part
of the Building shall be used or in any way appropriated for gambling, immoral
or other unlawful practices, and no intoxicating liquor or liquors shall be sold
in the Building.

         4.       Tenants shall not employ any persons other than the janitors
of Landlord (who will be provided with pass-keys into the offices) for the
purpose of cleaning or taking charge of the Premises, except as may be
specifically provided otherwise in the Lease.

         5.       No animals, birds, bicycles or other vehicles shall be allowed
in the offices, halls, corridors, elevators or elsewhere in the Building,
without the approval of Landlord.

         6.       No painting shall be done, nor shall any alterations be made
to any part of the Building or the Premises by putting up or changing any
partitions, doors or windows, nor shall there be any nailing, boring or screwing
into the woodwork or plastering, nor shall any connection be made in the
electric wires or gas or electric fixtures, without the consent in writing on
each occasion of Landlord. All glass, locks and trimmings in or upon the doors
and windows of the Building shall be kept whole and, when any part thereof shall
be broken by Tenant or Tenant's agent, the same shall be immediately replaced or
repaired by Tenant (subject to Tenant's compliance with Section 12 of the Lease)
and put in order under the direction and to the satisfaction of Landlord, or its
agents, and shall be kept whole and in good repair. Tenants shall not injure,
overload, or deface the Building, the woodwork or the walls of the Premises, nor
carry on upon the Premises any noxious, noisy or offensive business.

         7.       A reasonable number of keys will be furnished to Tenants
without charge. No additional locks or latches shall be put upon any door
without the written consent of Landlord.

<PAGE>

Tenants, at the termination of their Lease, shall return to Landlord all keys to
doors in the Building.

         8.       Landlord in all cases retains the power to prescribe the
weight and position of iron safes or other heavy articles. Tenants must make
arrangements with the superintendent of the Building when the elevator is
required for the purpose of the carrying of any kind of freight.

         9.       The use of burning fluid, camphene, benzine, kerosene or
anything except gas or electricity, for lighting the Premises, is prohibited. No
offensive gases or liquids will be permitted.

         10.      If Tenants desire blinds, coverings or drapes over the
windows, they must be of such shape, color and material as may be prescribed by
Landlord, and shall be erected only with Landlord's consent and at the expense
of the Tenant desiring them. No awnings shall be placed on the Building.

         11.      All wiring and cabling work shall be done only by contractors
approved in advance by Landlord and Landlord shall have the right to have all
such work supervised by Building engineering/maintenance personnel.

         12.      At Landlord's discretion, Landlord may hire security personnel
for the Building, and every person entering or leaving the Building may be
questioned by such personnel as to the visitor's business in the Building and
shall sign his or her name on a form provided by the Building for so registering
such persons. Landlord shall have no liability with respect to breaches of the
Building security, if any.

                                        2
<PAGE>

                                   EXHIBIT "A"

                                    PROPERTY

The following property located in Washington County, Minnesota:

The East half (E-1/2) of the Northwest quarter (NW-1/4) of Section 5, Township
28 North, Range 21 West, except the North 507 feet of the West 133 feet and the
North 190 feet of the East 58 feet of the West 191 feet thereof.

<PAGE>

                            FIRST AMENDMENT TO LEASE

         THIS FIRST AMENDMENT TO LEASE (this "Amendment") is dated as of April
1, 2001, and is by and between HARTFORD LIFE AND ANNUITY INSURANCE COMPANY, a
Connecticut corporation ("Landlord"), and FORTIS, INC., a Nevada corporation
("Tenant").

                                    RECITALS

         A.       Pursuant to a Lease Agreement dated as of October 1, 2000,
Fortis Benefits Insurance Company ("Fortis Benefits"), a Minnesota corporation,
and Tenant entered into a certain lease (the "Lease") for space consisting of
approximately 44,000 rentable square feet (the "Premises") on the second floor
of a building commonly known as 500 Bielenberg Drive, Woodbury, Minnesota.

         B.       Effective as of April 1, 2001, Fortis Benefits conveyed to
Landlord the real estate of which the Premises are a part. Pursuant to a
separate Assignment and Assumption Agreement, Landlord assumed all the
obligations of the landlord under the Lease arising from and after the date of
the assignment.

         C.       The parties hereto wish to amend the terms of the Lease, as
provided herein.

                  NOW THEREFORE, in consideration of the mutual representations,
warranties, covenants and agreements herein contained, the sufficiency and
receipt of which is hereby acknowledged, the parties hereto represent and agree
as follows:

         1.       DEFINITIONS. All capitalized terms used herein and not
otherwise defined shall have the same meanings afforded them in the Lease.

         2.       AMENDMENT OF ARTICLE 1. The following additional paragraphs
shall be added to Article 1:

                  "The Premises shall be deemed to include all space within
         which the Halon fire suppression system is located and shall also
         include certain space located in the small building attached to the
         rear of the Building in which the existing UPS/battery system is
         located ("UPS Facility"). The Premises on the second floor are located
         as shown on the floor plan attached hereto as Exhibit A-1 and hereby
         made a part hereof and the UPS Facility is located as shown on the Site
         Plan attached hereto as Exhibit A-2 and hereby made a part hereof."

                  "Tenant shall also have the non-exclusive use of: (i) the
         cafeteria operated in the Building (but only for so long as Landlord
         operates such a cafeteria) during the normal and customary business
         hours for such cafeteria as established by Landlord and at the same
         rates charged to Landlord's employees; (ii) the loading dock and
         delivery cage at the Building, at times and upon rules and regulations
         reasonably established by Landlord, at no additional charge; (iii) the
         basement

<PAGE>

         floor conference rooms (pursuant to reasonable rules and regulations
         and schedules established by Landlord, but at no additional charge);
         and (iv) a mail room pick-up area (of a size reasonably agreed upon by
         Landlord and Tenant) and at places and times reasonably designated by
         Landlord, at no additional charge. Tenant understands and agrees that
         Landlord will accept general mail delivery only for Tenant during
         normal business hours and that it shall have no obligation to provide
         any other services related thereto or to delivery of such items to
         Tenant in Tenant's Premises. Landlord will, however, permit Tenant's
         mail and package deliveries to be made directly to the Premises during
         normal business hours and to the guard station at other times, subject
         to reasonable Building security procedures. Tenant shall have no right
         of use of, or access to, any health center located in the Building nor
         to the services of any nurse employed or engaged from time to time by
         Landlord."

                  "Landlord acknowledges that the PBX system which serves the
         remainder of the Building and certain computer servers which serve the
         remainder of the Building are located in the Premises (collectively
         "Landlord's System"). All of the servers included in Landlord's Systems
         (which are more particularly described as being owned by Landlord ("H"
         in ownership column) in Schedule 3.16 of the Asset Purchase Agreement
         between, inter alia, Landlord and Tenant of even date herewith, will be
         relocated from the Premises at Landlord's expense and as soon as
         reasonably practicable but not later than December 31, 2001; provided,
         however, that Landlord may leave such servers in the Premises later
         than December 31, 2001 if the only reason therefor is that Landlord has
         experienced delays in obtaining the necessary building permits from
         local government authorities and that Landlord has used its
         commercially reasonable efforts to obtain such permits as soon as
         practicable; and provided, further, that in any event such servers
         shall be removed from the Premises not later than April 1, 2002. During
         the time that Landlord's Systems remain in the Premises, Landlord shall
         be solely responsible for the repair and maintenance of Landlord's
         Systems. Upon reasonable prior notice from Landlord to Tenant, Tenant
         will provide Landlord access to the Premises to perform the maintenance
         and repair of the Landlord's Systems. Upon the removal of the
         Landlord's Systems in accordance with the Transition Services
         Agreement, Landlord will repair any and all damages caused to the
         Premises or to Tenant's remaining equipment located in the Premises.
         Landlord hereby waives and releases Tenant, its agents, officers,
         directors, and employees from any and all claims, damages, liabilities,
         or costs or any kind or nature arising out of or related to the
         maintenance or lack of maintenance of the Landlord's Systems, or any
         loss or damage thereto, unless such loss or damage was caused by the
         gross negligence or willful misconduct of Tenant."

                  "Landlord agrees that it shall, at its sole expense and as
         soon as reasonably practical, wall off the existing telephone switching
         room located within the Premises. Tenant agrees that neither the
         definition of Premises nor Tenant's Share shall be amended as a
         result."

                                       2
<PAGE>

         3.       AMENDMENT OF ARTICLE 8. Subsection (a) shall be amended by
deleting the last three sentences and replacing them with the following: "During
the Term, Tenant shall have the nonexclusive right, along with Landlord (and
other tenants of the Building), to use Tenant's pro rata share of the capacity
of the emergency generators which serve the Building, but such generators will
be the property of Landlord and will remain on the Property upon the expiration
or termination of the Lease. Landlord agrees that Tenant may inspect the
generators, upon reasonable prior notice, to insure that they are in proper
working order (which shall include a right to run a 24-hour load test once per
year)."

         4.       AMENDMENT OF ARTICLE 10. The following sentences are added:

                  "Landlord's obligation to maintain and repair the Building
         Systems shall include the Building sprinkler system and the Building
         fire suppression system, as well as the Building emergency generators.
         Notwithstanding the foregoing, Landlord shall not be responsible for
         maintenance of: (1) the UPS/Battery system; (2) the Halon fire
         suppression system that serves the Premises exclusively, (3) the
         pre-action sprinkler system; (4) the fiber optic cable system running
         within and from the Building which serves Tenant's space in the
         adjacent Gateway Building; and (5) any other systems subsequently
         determined to serve the Premises exclusively (collectively "Tenant's
         Systems"). Tenant hereby waives and releases Landlord, its agents,
         officers, directors, and employees from any and all claims, damages,
         liabilities or costs of any kind or nature arising out of or related to
         the maintenance or lack of maintenance of such systems or any loss or
         damage thereto unless such loss or damage was caused by the gross
         negligence or willful misconduct of the Landlord. Notwithstanding the
         foregoing, upon Tenant's written request, Landlord will undertake
         normal repair and replacement obligations (but only such obligations)
         for the UPS/Battery system, but all costs related thereto, whether of
         replacement or repair, shall be billed directly to Tenant and shall not
         be treated as Operating Expenses for purposes of this Lease."

         5.       AMENDMENT OF ARTICLE 11. The following paragraphs are hereby
added:

                  "Subject to the provisions of Article 10 above, Tenant shall
         be solely responsible for maintenance of Tenant's Systems and for
         procuring whatever licenses or permits may be required in order to
         maintain or operate such systems. Landlord makes no representations or
         warranties whatsoever as the permissibility of any such systems under
         local ordinances or regulations, or their adequacy or fitness to
         operate for their intended purposes. ALL ASPECTS OF ALL TENANT'S
         SYSTEMS ARE ENTIRELY THE RESPONSIBILITY OF TENANT. Tenant shall
         indemnify, defend and save the Landlord, its officers, employees,
         directors, and agents harmless from and against any and all claims,
         damages, costs, liabilities or causes of action of any kind or nature
         arising out of or related to Tenant's Systems. This indemnity shall
         survive the expiration or termination of the Lease.

         Unless Landlord directs otherwise in writing, Tenant shall remove, at
         its sole expense, all of Tenant's Systems at the expiration or
         termination of this Lease and

                                       3
<PAGE>

         shall repair and restore any damage arising from such removal. In the
         event Tenant fails to do so, Landlord may remove all such systems at
         its expense, all such amounts expended being deemed rent hereunder, and
         charge Tenant for such amounts which shall be immediately reimbursed to
         Landlord. Tenant's reimbursement obligations hereunder shall also
         survive the expiration or termination of this Lease."

         6.       AMENDMENT OF ARTICLE 13. The following subparagraphs should be
added to the end:

         "(d)     Notwithstanding the foregoing, all costs and expenses incurred
                  with Tenant's Systems shall be borne exclusively by the Tenant
                  and not be treated as Operating Expenses hereunder.

         (e)      The maintenance and repair of the generator systems in the
                  Building shall be performed by Landlord, but shall not be
                  treated as Operating Expenses, but rather shall be shared
                  between Landlord, Tenant, and any other tenant in the Building
                  based on their respective usage of such generators. All such
                  expenses shall constitute additional rent and shall be
                  immediately reimbursable to Landlord upon its presentation of
                  invoices therefor.

         (f)      To the extent that Landlord subsidizes the costs of the items
                  sold in the cafeteria, all such subsidies shall be treated as
                  Operating Expenses (in addition to the normal expenses
                  incurred by the Landlord in connection with the operation of
                  such cafeteria; provided, however, Tenant shall have the
                  right to discontinue using such cafeteria, in which case, all
                  such subsidies will, thereafter, not be included in Operating
                  Expenses.

         (g)      Certain specific charges related to parking or Building
                  security, such as the issuance of automobile identification or
                  Building security badges may be directly assessed against
                  Tenant on a per user or per employee basis."

         7.       AMENDMENT OF ARTICLE 14. The following should be added at the
end of the paragraph:

                  "Should Tenant not remove such satellite dishes as and when
         required, Tenant hereby authorizes Landlord to remove and dispose of
         such dishes and Tenant shall be responsible for all reasonable costs
         and expenses incurred by Landlord in so doing, all such amounts
         expended being deemed rent hereunder, and which shall be immediately
         reimbursed to Landlord, Tenant's reimbursement obligations hereunder
         shall also survive the expiration or termination of this Lease.

                  Anything in this section to the contrary notwithstanding,
         Landlord, at its sole option, may require Tenant at any time prior to
         the expiration of the Term, to terminate the operation of a dish if it
         is causing physical damage to the structural integrity of the Building,
         Landlord may at any time elect by notice to Tenant to relocate the
         satellite dish(es) provided that such relocation is solely at
         Landlord's

                                       4
<PAGE>

         expense and does not unreasonably interfere with Tenant's use of such
         dishes. Any and all licensing and/or governmental approvals required
         for the construction, operation or maintenance of such dishes is solely
         the responsibility of Tenant. Tenant shall operate such dishes in
         accordance with all applicable laws and shall maintain them at its sole
         risk and expense. Tenant hereby agrees to indemnify, defend and save
         the Landlord, its officers, employees, directors, and agents harmless
         from and against any and all claims, damages, costs, liabilities or
         causes of action of any kind or nature arising out of or related to the
         satellite dishes. This indemnity shall survive the expiration or
         termination of the Lease. The satellite dishes shall be used solely for
         Tenant's business purposes."

         8.       AMENDMENT OF ARTICLE 18. Section 18 is hereby deleted and the
following inserted in its place:

                  "At the expiration or termination of this Lease, at the
         written direction of Landlord, Tenant shall remove (i) all trade
         fixtures and equipment (but Tenant shall have no obligation whatsoever
         to remove any leasehold improvements) which it has placed on the
         Premises, and (ii) any subsequent leasehold improvements made by Tenant
         and which are, as a precondition to Landlord's consent thereto,
         required to be removed at the expiration or termination of the Term or
         any extended Term. Tenant shall repair and replace all damages to the
         Premises caused by such removal. If Tenant fails to so remove, title to
         all equipment shall be deemed to have passed to the Landlord as though
         by bill of sale, and Landlord may remove and sell all such trade
         fixtures and equipment, and repair and restore the Premises all for the
         account of Tenant. All such sums expended by Landlord shall be deemed
         additional rent hereunder, and shall be immediately due and payable to
         the Landlord. All of Tenant's reimbursement obligations hereunder shall
         survive the expiration or termination of this Lease."

         9.       AMENDMENT TO ARTICLE 19. Section 19 is amended by adding the
phrase "or to make such repairs, perform maintenance and provide other services
to Landlord's space in the Building" after the word "tenants" in the seventh
line.

         10.      AMENDMENT TO ARTICLE 20. Subsection (c) is amended by deleting
the phrase "three (3)" in the seventh line and replacing it with "seven (7)".

         11.      AMENDMENT TO ARTICLE 21. Article 21 is amended by adding the
phrase "or which arise out of Tenant's use of any Hazardous or toxic material"
after the parenthetical phrase in the fourth line. It is further amended by
replacing the reference to Section 22(d) with one to Section 22(e).

         12.      AMENDMENT TO ARTICLE 22. Article 22 is hereby amended as
follows: subsection a(ii) is modified to provide that Tenant's responsibility
for insuring the HVAC System is replaced by Tenant's obligation to insure
Tenant's Systems; subsection b(ii) is modified to provide that Tenant shall only
be obligated to provide certificates of insurance, not the actual policies; and
subsection b(iii) is modified to provide that Tenant's insurer shall only be
obligated

                                       5
<PAGE>

to give Landlord thirty (30) days advance notice of any cancellation,
termination, or lapse of coverage.

         13.      AMENDMENT TO ARTICLE 26. Article 26 is amended by adding the
following phrase after the word "Landlord" in the third line; "provided however
that Landlord need give no more than two notices of monetary default within any
given calendar year."

         Article 26 is further amended by adding the phrase "but in all events
within ninety (90) days" after the phrase "thirty (30) days" in the sixth line.

         14.      AMENDMENT TO ARTICLE 32. Article 32 is amended by adding the
phrase "and such other factual matters regarding the status of the Lease that
Landlord may reasonably request" following the second parenthetical phrase of
the article.

         15.      AMENDMENT TO ARTICLE 34. Article 34 is amended by adding the
following at the end of the article:

         "provided however that Tenant shall be responsible for any amounts
         assessed or required to be paid to any governmental authority on
         account of the parking of motor vehicles for spaces provided to Tenant.
         If Landlord institutes an automobile identification procedure, Tenant
         shall cooperate with Landlord's reasonable requirements therefor.
         Landlord reserves the right to reserve a reasonable number of parking
         spaces for itself and its business invitees, the location of which will
         not unreasonably interfere with Tenant's enjoyment of the Premises."

         16.      AMENDMENT TO ARTICLE 37. Article 37 is amended by deleting (a)
the balance of the first sentence after the word "therefrom," and (b) the second
sentence.

         17.      AMENDMENT TO ARTICLE 46. Article 46 is amended by adding the
phrase "subject to the terms hereof at the end of the first sentence.

         18.      AMENDMENT OF ARTICLE 52. Article 52 is amended by adding the
following at the end of the clause:

         "provided however that nothing contained in this Section shall be
         deemed to excuse or permit any delay in the payment of Rent or any
         delay in the cure of any default which may be cured by the payment of
         money. Neither Landlord nor Tenant shall be entitled to rely upon an
         event of Force Majeure unless such party shall give the other party
         notice of the existence of any Force Majeure preventing its performance
         of its obligation hereunder within five (5) days after the commencement
         of the Force Majeure."

         19.      NEW ARTICLE 53. A new Article 53 is added as follows:

                  "Landlord shall notify Tenant prior to commencing any
         excavation or landscaping on the Property in the vicinity of the fiber
         optic cables which Tenant is entitled to install on the Property
         pursuant to Article 54 so that Tenant can mark the location of such
         fiber optic cables. Landlord will conduct any such excavation

                                       6
<PAGE>

         in the vicinity of the fiber optic cables in accordance with the
         provisions of the Fiber Optic Agreement (as defined in Article 54)."

         20.      NEW ARTICLE 54. A new Article 54 is added as follows:

                  "Landlord acknowledges that a series of fiber optic cables run
         from the Building and service an adjacent building known as the Gateway
         Building, in which Tenant leases space. Landlord hereby grants Tenant a
         license to maintain such existing fiber optic cables, and to install
         new fiber optic cables, on the terms and conditions set forth in
         Exhibit B attached hereto and made a part hereof ("Fiber Optic
         Agreement").

         21.      NEW ARTICLE 55. A new Article 55 is added as follows:

         "Landlord reserves the right to reconfigure the Building (excluding the
         Premises) for security or other reasons so long as there is no
         unreasonable interference with Tenant's operations on the Premises and
         Tenant's access is not materially, adversely affected. For example, but
         not by way of limitation, Landlord may wish to install a separate
         entrance to the second floor."

                            [SIGNATURES ON NEXT PAGE]

                                       7
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have set their hands and seals
as of the date first above written.

                                      HARTFORD LIFE AND ANNUITY INSURANCE
                                      COMPANY, a Connecticut corporation

                                      By: /s/ Craig R. Raymond
                                         -----------------------------------

                                      Its: Senior VP & Chief Actuary

                                      FORTIS, INC., a Nevada corporation

                                      By: /s/ William D. Greiter
                                         -----------------------------------

                                      Its: Senior Vice President

STATE OF Georgia  )
                  )      SS
COUNTY OF Fulton  )

         I, the undersigned, a Notary Public, in and for the County and State
aforesaid, DO HEREBY CERTIFY that Craig R. Raymond, personally known to me to be
the Senior VP and Chief Actuary of HARTFORD LIFE AND ANNUITY INSURANCE COMPANY,
a Connecticut corporation, and personally known to me to be the same person
whose name is subscribed to the foregoing instrument, appeared before me this
day in person and acknowledged that as such Senior VP and Chief Actuary he/she
signed and delivered the said instrument pursuant to authority given under the
Board of Directors of said corporation as his/her free and voluntary act, and as
the free and voluntary act and deed of said corporation, for the uses and
purposes therein set forth.

         GIVEN under my hand and notarial seal this 1st day of April 2001.

                                                   /s/ Linda V. Lutz
                                                   --------------------
                                                       Notary Public
                                         Notary Public, Gwinnett County, Georgia
                                            My Commission Expires Aug. 6, 2001

                                       8
<PAGE>

STATE OF Georgia  )
                  )      SS
COUNTY OF Fulton  )

         I, the undersigned, a Notary Public, in and for the County and State
aforesaid, DO HEREBY CERTIFY that William D. Greiter, personally known to me to
be the Senior VP of FORTIS INC., a Nevada corporation, and personally known to
me to be the same person whose name is subscribed to the foregoing instrument,
appeared before me this day in person and acknowledged that as such Senior VP
he/she signed and delivered the said instrument pursuant to authority given
under the Board of Directors of said corporation as his/her free and voluntary
act, and as the free and voluntary act and deed of said corporation, for the
uses and purposes therein set forth.

         GIVEN under my hand and notarial seal this 1st day of April 2001.

                                                          /s/ Linda V. Lutz
                                                          ---------------------
                                                             Notary Public

                                       9
<PAGE>

                                    EXHIBIT B

                              FIBER OPTIC AGREEMENT

         In consideration of the rent paid by Tenant under the Lease to which
this Fiber Optic Agreement ("Agreement") is attached, and for other good and
valuable consideration, the receipt of which is hereby acknowledged, Landlord
grants to Tenant and Tenant accepts from Landlord a license to use the Licensed
Area, shown on Exhibit 1 attached hereto. Any term used herein and not otherwise
defined shall have the same meaning given to it in the Lease.

         The use of the Licensed Area shall be subject to the terms and
conditions set forth in the Lease for use of the Premises to the extent
applicable and except as may otherwise be set forth below.

         The duration of this License (License Period) shall be from the
Commencement Date of the Lease to the earlier of: (a) the Expiration Date of the
Lease (as such date may be extended or sooner terminated pursuant to the terms
of the Lease), or (b) or the date on which Tenant's lease in the Gateway
Building, Woodbury, Minnesota is terminated; provided however that Tenant may
terminate this License for any reason, by notice to Landlord specifying when,
not sooner than 30 days after the receipt of such notice, the termination shall
be effective.

         Tenant has installed certain fiber optic cables for the sole use of the
named Tenant herein in its business operations within the Licensed Area.
Detailed plans and specifications are attached hereto as Exhibit 2 showing such
existing fiber optic cables. Tenant shall have the right to install additional
fiber optic cables in the Licensed Area, subject to the terms and conditions
hereinafter set forth. The existing fiber optic cables and any new fiber optic
cables installed by Tenant pursuant to this Agreement are hereinafter
collectively referred to as "Fiber Line." The plans and specifications for any
new Fiber Line, as well as the modification of any existing Fiber Line, shall be
subject to Landlord's prior approval, which approval shall not be unreasonably
withheld, conditioned or delayed; except that if any such new lines or any such
modification shall materially increase the nature or size of the Fiber Line, or
its use or consumption of services from that currently existing or shall
materially interfere with the use of the Land by Landlord, then Landlord may
withhold its approval to such new lines or such modification in its sole
discretion. Tenant represents that the Fiber Line was (or will be) installed
strictly in accordance with the approved plans and specifications. To the extent
that Tenant desires to install new Fiber Line or to modify the existing Fiber
Line, such new installations or modifications shall be done, at Tenant's
expense, by a contractor approved by Landlord, which approval shall not be
unreasonably withheld, conditioned, or delayed, and Tenant shall provide
Landlord with evidence of the contractor's liability insurance coverage which
shall be reasonably satisfactory to Landlord. Tenant agrees to perform any and
all excavation work to the extent reasonably possible, during weekends. Tenant
shall be obligated to restore the land (and any landscaping) to its previous
condition and to repair any damage to the Premises, Building, or Licensed Area
caused by such installation. Subject to Landlord's reasonable requirements and
conditions, Tenant shall be permitted use of those Building shafts and Common
Areas, so long as this Agreement remains in effect, to the extent reasonably
necessary to install the Fiber Line and connect it to the Premises.

                                       10
<PAGE>

         Tenant shall be responsible for procuring whatever licenses or permits
may be required from third parties for the use or operation of the Fiber Line,
and Landlord makes no warranties or representations as to the permissibility of
the Fiber Line under applicable Laws or its adequacy or ability to function as
required by Tenant. The Fiber Line shall not unreasonably interfere with the
operations of Landlord or other tenants occupying the Building or the project in
which the Building is located. Tenant shall operate and maintain the Fiber Line
at its sole risk and expense and in accordance with all Laws and shall indemnify
Landlord against all costs, claims, losses, liabilities and expenses (including
reasonable attorneys' fees) arising out of the installation, operation,
maintenance and removal of the Fiber Line. Such indemnity shall survive the
Term. Tenant, at its expense, shall procure the satisfaction or discharge of
record of all liens and encumbrances filed in connection with the same within 10
business days after Tenant is notified of the filing thereof. Landlord shall
have the right to perform maintenance in the Licensed Area and shall use all
commercially reasonable efforts to avoid disruption of the Fiber Line. Landlord
shall give Tenant notice, at least 24 hours prior to doing any excavation work
in the Licensed Area, so that Tenant can mark the location of the Fiber Line,
Landlord agrees to perform any and all excavation work, to the extent reasonably
possible, during weekends. Landlord will use all commercially reasonable efforts
to avoid damaging the Fiber Line, in any way, as a result of such excavation
work. Landlord hereby agrees to reimburse Tenant for all costs necessary to
repair any damage caused by Landlord or its contractors or agents to the Fiber
Line. The Fiber Line shall remain Tenant's Property and Tenant may, but shall
not be obligated, at its sole cost and expense, to remove the Fiber Line on or
before the Expiration Date. If Tenant elects to remove the Fiber Line, Tenant
shall be obligated to repair any damage to the Premises, Building, Licensed Area
or Land caused by such removal, and such removal shall otherwise be conducted in
accordance with Landlord's reasonable requirements. If Tenant does not elect to
remove the Fiber Line, Tenant hereby authorizes the Landlord to remove and
dispose of the Fiber Line.

         Anything in this Schedule I to the contrary notwithstanding, Landlord,
at its sole option, may require Tenant at any time prior to the expiration of
the Term, to terminate the operation of the Fiber Line if it is causing physical
damage to the structural integrity of the Building, interfering with any other
service provided by the Building or interfering with any other occupant of the
Building's business; provided, however, Tenant shall have the right to correct
the damage or interference caused by the Fiber Line to Landlord's reasonable
satisfaction within 30 days and, if Tenant does so, Tenant may restore the
operation of the Fiber Line, at Tenant's expense. If the damage or interference
is not corrected within 30 days, Landlord, at its sole option, may require that
Tenant remove the Fiber Line at Tenant's expense, Landlord may, at any time,
upon not less than 30 days prior notice to Tenant elect to relocate the Fiber
Line, provided that: (i) such relocation shall be at Landlord's sole expense,
(ii) the work shall be done during non-business hours, at a time mutually agreed
upon by Landlord and Tenant, and (iii) such relocation shall not unreasonably
interfere with Tenant's use or operation of the Fiber Line. Landlord shall have
no responsibility for performing any maintenance or repair of the Fiber Line,
nor shall Tenant be entitled to any services with respect to the Fiber Line.

                                       11

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