Document:

FIRST LEASE AMENDMENT

         THIS FIRST LEASE AMENDMENT (the  "Amendment") is executed this 24th day
of February  2000 by and  between  DUKE-WEEKS  REALTY  LIMITED  PARTNERSHIP,  an
Indiana  limited  partnership  ("Landlord"),  and CONTINENTAL  MANAGED  PHARMACY
SERVICES, INC., an Ohio corporation ("Tenant").

         WHEREAS,  Landlord  and  Tenant  have  entered  into  a  certain  lease
contemporaneously  with this  Amendment  (collectively,  the  "Lease"),  whereby
Tenant has leased from landlord  certain  premises  consisting of  approximately
74,780 rentable square feet (the "Leased Premises") located in Building No. 132,
2787 Charter  Street,  Columbus,  Ohio 43228,  located in Westbelt West Commerce
Center; and

         WHEREAS,   Landlord  and  Tenant  desire  to   incorporate   additional
provisions and to make certain  modifications in the Lease;

         NOW, THEREFORE,  in consideration of the foregoing premises, the mutual
covenants  herein  contained  and each act  performed  hereunder by the parties,
Landlord and Tenant hereby enter into this Amendment.

         1.  Amendment of Section  1.01L.  Basic Lease  Provisions.  Address for
Notices.  Section  1.01L of the Lease is hereby  amended  by  incorporating  the
following after the mailing address for Guarantor:

Guarantor's Lender:           General Electric Capital Corporation
                              Attention:  MIM Account Manager
                              2325 Lakeview Parkway, Suite 700
                              Alpharetta, GA  30004-1976

                              With a copy to:

                              General Electric Capital Corporation
                              Attention: Corporate Counsel-Commercial Finance
                              201 High Ridge Road
                              Stamford, Connecticut  06927-5100

         2. Amendment of Section 16.03. Guaranty.  Section 16.03 of the Lease is
hereby  amended by  incorporating  the  following as a second  paragraph to this
section:  Landlord agrees to send (at the address  specified in Section 1.01L of
the Lease) General Electric Capital  Corporation,  (together with its successors
and assigns "Lender"),  as agent for Guarantor's  primary lender,  copies of all
default notices required to be given to Tenant under the Lease and copies of all
notices  required to be given to  Guarantor  under the  Guaranty and at the same
time such notices are to be given to Tenant and/or Guarantor under the Lease and
Guaranty,  respectively.  Landlord and Tenant further agree that with respect to
any  amendment  of the Lease  which  increases  Tenant's  Minimum  Annual  Rent,
increases  Tenant's  Additional Rent, extends the Lease Term, expands the Leased
Premises,  or accelerates the payment or amortization of Tenant's Minimum Annual
Rent,   Landlord   and  Tenant   shall   secure  the   consent  of  the  Lender.
Notwithstanding  the  foregoing,  Landlord  shall have no  obligation to provide
Lender with notice or seek  Lender's  consent,  with respect to any issues other
than as  expressly  contemplated  by  Section  16.03 of the  Lease or  expressly
contemplated in the Guaranty.

         3.  Amendment of Section  16.15 Early  Occupancy.  Section 16.15 of the
Lease is hereby amended to provide that Tenant may take possession of the Leased
Premises on April 11, 2000 for the purpose of installing Tenant's racking in the
Leased  Premises  and Tenant may take  possession  and  occupancy  of the Leased
Premises for purposes of conducting  its business  operations  within the Leased
Premises on April 26,  2000.  All other terms and  conditions  stated in Section
16.15 of the Lease shall remain unchanged.

         4.  Amendment of Article 16.  Article 16 of the Lease is hereby amended
by adding the  following  sections:  Section 16.19  Miscellaneous.  Landlord and
Tenant  hereby  acknowledge  and  agree  that any sums due,  performance  costs,
financial  obligation,  damages or liability  arising from  Tenant's  failure to
perform  any of the terms or  conditions  defined in this Lease shall be paid to
Landlord as additional rent under the Lease.

         5. Tenant's Representations and Warranties.  The undersigned represents
and warrants to Landlord that (i) Tenant is duly organized, validly existing and
in good  standing  in  accordance  with the laws of the state under which it was
organized;  (ii)  all  action  necessary  to  authorize  the  execution  of this
Amendment  has been  taken by Tenant;  and (iii) the  individual  executing  and
delivering  this Amendment on behalf of Tenant has been authorized to do so, and
such execution and delivery shall bind Tenant.  Tenant,  at Landlord's  request,
shall provide Landlord with evidence of such authority.

         6.  Examination  of  Amendment.   Submission  of  this  instrument  for
examination  or signature to Tenant does not constitute a reservation or option,
and it is not  effective  until  execution by and delivery to both  Landlord and
Tenant.

         7. Definitions.  Except as otherwise  provided herein,  the capitalized
terms used in this Amendment shall have the definitions set forth in the Lease.

         8. Incorporation.  This Amendment shall be incorporated into and made a
part of the Lease,  and all  provisions of the Lease not  expressly  modified or
amended hereby shall remain in full force and effect.  IN WITNESS  WHEREOF,  the
parties  have  caused  this  Amendment  to be executed on the day and year first
written above. LANDLORD:

                               DUKE-WEEKS REALTY LIMITED PARTNERSHIP,
                               an Indiana limited partnership

                               By:   Duke-Weeks Realty Corporation,
                                     its General Partner

                               By: /s/ J. Kurt Dehner
                                  ----------------------
                                   J. Kurt Dehner
                                   Senior Vice-President
                                   Columbus Industrial

                                TENANT:

                                CONTINENTAL MANAGED PHARMACY SERVICES, INC.,
                                an Ohio corporation

                                By:  /s/  Russel J. Corvese
                                     -----------------------
                                Printed: Russel J. Corvese

                                Title: Senior Vice PresidentAGREEMENT OF LEASE

                                     Between

                             REGENT PARK ASSOCIATES
                                   As Landlord

                                       And

                                AMERICAN DISEASE
                              MANAGEMENT ASSOCIATES
                                    As Tenant

                              Dated: July 22, 1996

<PAGE>

                                      INDEX

DEFINITIONS ..................................................................1
               ADDITIONAL RENT
               BASIC RENT
               BROKER
               BUILDING
               BUILDING HOLIDAY
               COMMENCEMENT DATE
               EXUSABLE DELAY
               GOVERNMENTAL AUTHORITY
               PARKING SPACES.................................................2
               PREMISES
               REAL PROPERTY
               RENTABLE AREA OF THE BUILDING
               RENTABLE AREA OF THE PREMISES
               SECURITY DEPOSIT
               STRUCTURAL REPAIRS
               TENANT'S PROPORTIONATE SHARE
               TERM
               TERMINATION DATE

ARTICLE I
       1.1     RENT...........................................................3

ARTICLE II
       2.1     USE............................................................3

ARTICLE III
       3.1     CHANGE OF COMMENCEMENT DATE ...................................4

ARTICLE IV
       4.1     ACCEPTANCE.....................................................4

ARTICLE V
       5.1     COMPLIANCE WITH LAWS AND
               INSURANCE REQUIREMENTS ........................................4

ARTICLE VI
       6.1     PERSONAL PROPERTY TAXES .......................................4

ARTICLE VII
       7.1     ADDITIONAL RENT................................................4
       7.2  TAXES.............................................................5
       7.3 OPERATING EXPENSES.................................................5
       7.4  LANDLORD'S STATEMENTS ............................................6

ARTICLE VIII
       8.1     RULES AND REGULATIONS .........................................6

ARTICLE IX
       9.1     LANDLORD'S RIGHT OF ENTRY .....................................7

ARTICLE X
       10.1  MAINTENANCE BY TENANT ...........................................7
       10.2  MAINTENANCE BY LANDLORD .........................................7

ARTICLE XI
       11.1  ALTERATIONS OR IMPROVEMENTS BY TENANT............................7

ARTICLE XII
       12.1  ASSIGNMENT AND SUBLETTING .......................................8

<PAGE>

ARTICLE XIII
       13.1  SURRENDER.......................................................10

ARTICLE XIV
       14.1  HOLDING OVER....................................................10

ARTICLE XV
       15.1  ELECTRICITY.....................................................10

ARTICLE XVI
       16.1  QUIET ENJOYMENT.................................................11

ARTICLE XVII
       17.1  AIR AND LIGHT...................................................11

ARTICLE XVII
       18.1  DEFAULT.........................................................11

ARTICLE XIX
       19.1  LANDLORD'S RIGHTS UPON TENANT'S DEFAULT ........................12

ARTICLE XX
       20.1  LANDLORD'S REMEDIES CUMULATIVE:EXPENSES.........................14

ARTICLE XXI
       21.1  SUBORDINATION, ESTOPPEL & ATTORNMENT ...........................14

ARTICLE XXII
       22.1  DAMAGE BY FIRE OR OTHER CASUALTY ...............................15

ARTICLE XXIII
       23.1  MUTUAL WAIVER OF SUBROGATION....................................15

ARTICLE XXIV
       24.1  CONDEMNATION....................................................16

ARTICLE XXV
       25.1  CHANGES SURROUNDING BUILDING....................................16

ARTICLE XXVI
       26.1  NOTICES.........................................................16

ARTICLE XXVII
       27.1  NO WAIVER.......................................................17

ARTICLE XXVIII
       28.1  LANDLORD'S RESERVED RIGHTS .....................................17

ARTICLE XXIX
       29.1  LANDLORD'S LIABILITY............................................17

ARTICLE XXX
       30.1  TENANT'S LIABILITY..............................................17

ARTICLE XXXI
       31.1  TENANT'S INSURANCE..............................................18

ARTICLE XXII
       32.1  MECHANICS' LIENS................................................18

ARTICLE XXXIII
       33.1  NOTICE OF FIRE AND ACCIDENTS ...................................19

<PAGE>

ARTICLE XXXIV
       34.1  RELEASE OF LANDLORD ............................................19

ARTICLE XXXV
       35.1  USE OF SECURITY DEPOSIT ........................................19

ARTICLE XXXVI
       36.1  SIGNS...........................................................20

ARTICLE XXXVII
       37.1  GLASS...........................................................20

ARTICLE XXXVIII
       38.1  HAZARDOUS WASTE, AIR, WATER AND GROUND POLLUTION ...............20

ARTICLE XXXIX
       39.1  ISRA COMPLIANCE.................................................21

ARTICLE XL
       40.1  TENANT RELOCATION ..............................................21

ARTICLE XLI
       41.1  NET RENT........................................................21

ARTICLE XLII
       MISCELLANEOUS
       42.1  ENTIRE AGREEMENTS ..............................................22
       42.2  JURY TRIAL WAIVER ..............................................22
       42.3  FORCE MAJEURE ..................................................22
       42.4  BROKER  22
       42.5  SEPARABILITY ...................................................22
       42.6  INTERPRETATION .................................................22
       42.7  FINANCIAL STATEMENTS ...........................................23
       42.8  PARKING 23

ARTICLE XLIII
       43.1  LETTER OF CREDIT................................................23

SIGNATURE PAGE
ACKNOWLEDGEMENTS.............................................................24

ATTACHMENTS:
       USE AND OCCUPANCY AGREEMENT
       WORKLETTER
       RULES AND REGULATIONS
       EXHIBIT "A"

<PAGE>

                               AGREEMENT OF LEASE

               AGREEMENT OF LEASE made this 22ND of JULY,  1996  between  REGENT
PARK ASSOCIATES, a New Jersey Partnership,  having a principal place of business
at c/o Eastman Management Corporation,  651 W. Mt. Pleasant Ave., Livingston, NJ
07039,  hereinafter  referred to as "Landlord";  and AMERICAN DISEASE MANAGEMENT
ASSOCIATES a New Jersey  Corporation,  having an office and  principal  place of
business at 2414 Morris Avenue,  Union, New Jersey,  hereinafter  referred to as
"Tenant".

                                   WITNESSETH:

For and in consideration of the covenants herein  contained,  and upon the terms
and conditions herein set forth, Landlord and Tenant agree as follows:

                                   DEFINITIONS

For all  purposes  of this  Lease and all  agreements  supplemental  thereto  or
modifying this Lease, the following terms shall have the meaning specified:

"ADDITIONAL RENT"
               ADDITIONAL RENT shall mean all sums payable by Tenant to Landlord
pursuant to the various Articles herein in which said term is used.

"BASIC RENT"
               BASIC  RENT  shall mean  $38,713.50  per annum,  payable in equal
               monthly  installments  on the first day of each month  during the
               Term,  in advance,  in the amount of  $3,226.13 to be paid at the
               office  of  Landlord,   or  such  other  place  as  Landlord  may
               designate,  without any set-off  demand or deduction  whatsoever,
               except that Tenant  shall pay the first  monthly  installment  of
               Basic  Rent   ($3,226.13)   and   Additional   Rent   ($1,305.81)
               simultaneously  with  the  execution  hereof,  receipt  of  which
               Landlord hereby  acknowledges.  To the extent the actual Rentable
               Area of the  Premises,  as that term is herein  defined,  differs
               from that  which is set forth  herein,  the Basic  Rent  shall be
               adjusted accordingly.

"BROKER"
               Broker shall mean Eastman Management Corporation

"BUILDING"
               BUILDING  shall mean the building  known as 5 N Regent Park,  and
located at 5 N Regent Street, Suite 506, Livingston, New Jersey.

"BUILDING HOLIDAY"
               BUILDING  HOLIDAY  shall  mean  President's  Day,  Memorial  Day,
               Independence  Day,  Labor  Day,  Columbus  Day,   Veteran's  Day,
               Thanksgiving Day and the day after, Christmas Day, and New Year's
               Day as each of said holidays are celebrated in the state in which
               the Real Property is located.

"COMMENCEMENT DATE"
               COMMENCEMENT DATE shall mean October 28, 1996.

               In the event the COMMENCEMENT DATE shall fall on a day other than
               the first day of a month, then, in such event, the BASIC RENT and
               ADDITIONAL  RENT payable  hereunder  shall be apportioned for the
               number  of days  remaining  in that  month  until  the  last  day
               thereof.

"EXCUSABLE DELAY"
               EXCUSABLE DELAY shall mean a delay caused by strike,  lock-out or
               other labor  troubles,  act of God,  inability to obtain labor or
               materials,   governmental   restrictions,   enemy  action,  civil
               commotion, fire, unavoidable casualty, or any other cause similar
               or dissimilar,  beyond the reasonable  control of either Landlord
               or Tenant,  or due to the  passing of time while  waiting  for an
               adjustment of insurance proceeds.

"GOVERNMENTAL AUTHORITY"
               GOVERNMENTAL  AUTHORITY  shall  mean  the  town,  village,  city,
               county,   state,  or  federal   government,   or  any  agency  or
               quasi-governmental  agency  having  jurisdiction  over  the  Real
               Property.

"PARKING SPACES"

               PARKING  SPACES shall mean the parking spaces located on the Real
               Property.

<PAGE>

"PREMISES"
               PREMISES  shall mean the area cross  hatched on the floor plan of
               the Building annexed hereto as Exhibit A and made a part hereof.

"REAL PROPERTY"
               REAL  PROPERTY  shall  mean the land upon which the  Building  is
               located and the Building collectively.

"RENTABLE AREA OF THE BUILDING"
               RENTABLE AREA OF THE BUILDING shall mean 68,808 square feet.

"RENTABLE AREA OF THE PREMISES"
               RENTABLE AREA OF THE PREMISES shall mean the sum of (1) the total
               number of square  feet  contained  in the area shown on Exhibit A
               computed by measuring  from the outside finish of the exterior of
               the Building  wall(s) to the corridor side of the corridor  walls
               or permanent  partitions  in the  Premises,  and to the center of
               partitions that separate the Premises from adjoining areas in the
               Building; plus (2) an appropriate adjustment of once percent (1%)
               for the  Premises'  allocable  share of the Building that is used
               for public corridors, public toilets, air-conditioning rooms, fan
               rooms, janitor's closets,  electrical closets, telephone closets,
               elevator shafts,  flues,  stacks,  pipe shafts and vertical ducts
               with their  enclosing  walls.  In computing  Rentable Area of the
               Premises and Rentable Area of the Building, no deduction shall be
               made for columns and  projections  necessary  for the  structural
               integrity  of the  Building,  and the  measurements  provided  to
               Landlord by Landlord's  architect shall be conclusive and binding
               upon the parties  hereto.  The  Rentable  area of the Premises is
               3,687 square feet.

"SECURITY DEPOSIT"
               SECURITY  DEPOSIT shall mean $18,127.75  deposited by Tenant with
               Landlord  simultaneously  herewith.  Said amount  shall  increase
               proportionately  in the same  percentage as any increase in Basic
               Rent.  However,  Tenant may split the above  amount as  $9,063.88
               cash  and  the  balance  in the  form  of a L/C,  as  more  fully
               described in Article 43 herein.

"STRUCTURAL REPAIRS"
               STRUCTURAL  REPAIRS  shall mean repairs to the roof,  foundation,
               and permanent exterior walls and support columns of the Building.

"TENANT'S PROPORTIONATE SHARE"
               TENANT'S  PROPORTIONATE  SHARE is five point four Percent (5.4%).
               To the extent the actual  Rentable  Area of the  Premises  or the
               actual  Rentable Area of the Building,  as those terms are herein
               defined,  differs from that which is set forth  herein,  Tenant's
               Proportionate Share shall be adjusted accordingly.

"TERM"
               TERM shall mean a period of thirty six (36) months  commencing on
               the  Commencement  Date or on the 1st day of the first full month
               after the Commencement Date if same shall not be on the first day
               of the month, and terminating on the Termination Date.

"TERMINATION DATE"
               TERMINATION DATE shall mean thirty six (36) months from the later
               of the Commencement Date or the first day of the first full month
               after the Commencement Date if same shall not be on the first day
               of the month.

This  Lease  consists  of this LEASE  AGREEMENT  and  EXHIBIT A (floor  plans of
Premises), a WORK LETTER, RULES AND REGULATIONS.

<PAGE>

                                    ARTICLE I

1.      RENT

        1.1  Landlord  hereby  leases to Tenant  and  Tenant  hereby  hires from
        Landlord the Premises for the Term.

        1.2 Tenant hereby  covenants and agrees to pay, when due, the Basic Rent
        and all Additional Rent as herein provided.

        1.3 Any  installment or  installments  of Basic Rent or Additional  Rent
        accruing hereunder, and all other sums payable by Tenant hereunder which
        are not paid when due (without  regard to any otherwise  applicable cure
        period),  shall bear  interest at the rate of two (2%) percent per month
        (unless such rate shall be unlawful, in which case the highest permitted
        legal rate shall apply). In addition,  if Tenant is delinquent more than
        five (5) days in the  payment  of any Basic Rent or  Additional  Rent it
        shall pay to the  Landlord a late charge  equal to five ($.05) cents for
        each dollar of Basic Rent or Additional Rent which is delinquent.

        1.4 In the  event  any  check  paid by  Tenant  for the  payment  of any
        installment or  installments of Basic Rent or Additional Rent or for any
        other sums payable by Tenant  hereunder is returned by  Landlord's  bank
        for  insufficient or unavailable  funds,  Tenant shall pay to Landlord a
        Fifty ($50.00)  Dollar handling and  administration  fee upon notice and
        demand by Landlord.

                                   ARTICLE II

2.      USE

        2.1 The  Premises  are to be  used  only  for  executive,  general,  and
        administrative offices and for no other purpose.  Neither Tenant nor any
        of Tenant's  servants,  agents,  employees,  invitees or licensees shall
        damage,  disfigure or injure the Premises or any portion  thereof or the
        Real  Property;  nor shall Tenant  allow the  emission of any  offensive
        odors or noise from the Premises.  Any office equipment or machines used
        by  Tenant  within  the  Premises  which may  interfere  with the use or
        enjoyment  of any other  tenant or occupant of the Building or which may
        be heard from any public area in or about the  building  shall be placed
        and  maintained by Tenant,  at Tenant's  sole expense,  in a sound proof
        setting such as cork,  rubber or vibration  eliminators to eliminate any
        such  noise  or  vibration.   As  an  ancillary  use,   Tenant  may  mix
        pharmaceutical prescriptions in the space marked "Pharmaceutical" on the
        attached plan.

        2.2 If any governmental license or permits,  other than a certificate of
        occupancy,  shall be  required  for the  proper  and  lawful  conduct of
        Tenant's business in the Premises,  or any part thereof,  and if failure
        to secure  such  license  or permit  would in any way  affect  Landlord,
        Tenant,  at its expense shall duly procure and thereafter  maintain such
        license or permit and submit the same to inspection by Landlord.  Tenant
        shall,  at all times,  comply with the terms and conditions of each such
        license or permit.

        2.3 Tenant  shall not store,  place or allow the storing or placement of
        any  materials,  debris  or  other  obstructions  of any  nature  in any
        hallway,  lobby  or  other  public  areas  of the  interior  of the Real
        Property  or on the  sidewalk,  parking  area or  other  area  or  areas
        abutting or adjacent to the Real Property.

        2.4 Tenant shall not place  anything on any floor of the Premises  which
        will  create a load in excess of the load per  square  foot  which  such
        floor was designed to carry.

        2.5  Tenant  shall  not  move  any  heavy  equipment  or  bulky  matter,
        including,  but not  limited  to  safes  or large  office  equipment  or
        furniture,   into  or  out  of  the  Building  without  first  obtaining
        Landlord's  consent.  If the movement of such items requires any special
        handling, all such work shall be done in full compliance with applicable
        laws, ordinances,  codes, rules and regulations and any other applicable
        governmental requirements. All such movements shall be made during hours
        designated  by  Landlord  which  will  least  interfere  with the normal
        operation of the Building,  and all damage directly or indirectly caused
        by such  movement  shall be  promptly  repaired  by Tenant  at  Tenant's
        expense.

        2.6  Landlord  shall  provide  Tenant  with up to four (4)  undesignated
        parking  spaces per one thousand  (1,000)  square feet of floor space of
        the Premises.

<PAGE>

                                   ARTICLE III

3.      CHANGE OF COMMENCEMENT DATE

        3.1 If, for any reason,  the Premises are not, or will not be, ready for
        occupancy  on  the  Estimated   Commencement   Date,  this  Lease  shall
        nevertheless  continue in full force and effect and Tenant shall have no
        right to rescind,  cancel,  or  terminate  same,  nor shall  Landlord be
        liable for damages,  if any,  sustained by Tenant by reason of inability
        to obtain possession thereof on such date. In such event,  Landlord will
        give  Tenant  notice,  oral or  otherwise,  at least  three  (3) days in
        advance of the date when  Landlord  expects the Premises to be ready for
        occupancy by Tenant, which date shall be the then Estimated Commencement
        Date.

        3.2 If Tenant  shall use or occupy all or any part of the  Premises  for
        the  conduct of business  prior to the  Commencement  Date,  such use or
        occupancy  shall be deemed to be under all of the terms,  covenants  and
        conditions  of this Lease,  including the covenant to pay Basic Rent and
        Additional  Rent for the  period  from the  commencement  of said use or
        occupancy  to  and   including  the  date   immediately   preceding  the
        Commencement  Date,  without,   however,   affecting  the  Term  or  the
        Termination Date. The provisions of the foregoing  sentence shall not be
        deemed  to give to  Tenant  any right or  ability  to use or occupy  the
        Premises prior to the  Commencement  Date without the written consent of
        Landlord.

                                   ARTICLE IV

4.      ACCEPTANCE

        4.1 When Tenant takes possession of the Premises, Tenant shall be deemed
        to  have  accepted  the  Premises  as  being  satisfactory  and in  good
        condition as of the date of such possession,  unless Tenant gives notice
        to Landlord to the contrary within thirty (30) days thereafter.

                                    ARTICLE V

5.      COMPLIANCE WITH LAWS AND INSURANCE REQUIREMENTS

        5.1  Tenant  shall not do, or  permit  anything  to be done in or to the
        Premises,  or bring or keep  anything  therein  which will,  in any way,
        increase the cost of property or public liability  insurance on the Real
        Property,  or  invalidate  or conflict  with the  property  insurance or
        public  liability  insurance  policies  covering the Real Property,  any
        Building Fixtures, or any personal property kept therein, or obstruct or
        interfere  with the rights of  Landlord or of other  tenants,  or in any
        other way injure or annoy Landlord or other tenants, or subject Landlord
        to any  liability  for  injury to  persons  or damage  to  property,  or
        interfere  with the good order of the  Building,  or  conflict  with the
        present  or future  laws,  rules,  or  regulations  of any  Governmental
        Authority.  Tenant hereby indemnifies and will hold Landlord harmless of
        and from all liability for injury to persons or damage  occurring on the
        Premises, in the Building,  or on the Real Property,  whether occasioned
        by any  act  or  omission  of  Tenant,  or  Tenant's  agents,  servants,
        employees,  invitees,  or licensees.  Tenant agrees that any increase in
        insurance  premiums on the Building or contents  caused by the occupancy
        of Tenant and any expense or cost incurred in consequence of negligence,
        carelessness,  or willful action of Tenant,  Tenant's agents,  servants,
        employees, invitees or licensees, shall be reimbursed to Landlord within
        ten (10)  days of  deemed  therefore.  Any  amounts  payable  by  Tenant
        hereunder shall be deemed Additional Rent.

                                   ARTICLE VI

6.      PERSONAL PROPERTY TAXES

        6.1 Tenant agrees to pay all taxes  imposed on the personal  property of
        Tenant,  the conduct of its  business,  and its use and occupancy of the
        Premise.

                                   ARTICLE VII
7.1     ADDITIONAL RENT

        7.1.1 Tenant hereby  covenants and agrees to pay, as Additional Rent the
        amounts as set forth below.

<PAGE>

7.2     TAXES

        7.2.1 For each year or part of a year occurring within the Term,  Tenant
        shall  pay  to  Landlord,  within  thirty  (30)  days  after  Landlord's
        presentation of Landlord's Statement (as hereinafter defined), to Tenant
        therefor,  as Additional Rent, Tenant's  Proportionate Share of all real
        estate and personal  property  taxes  (inclusive of municipal  sewer and
        water rents and charges,  if any) assessed against the Real Property and
        Building of which the Premises are a part .

        7.2.2 As used herein, the term "Real Estate Taxes" shall mean those real
        estate taxes, assessments, sewer rents, rates and charges which shall be
        levied,  imposed or assessed upon the Real  Property,  provided that, if
        because of any change in the method of taxation of real estate any other
        tax or  assessment  is imposed  upon  Landlord  or the owner of the Real
        Property  or upon or with  respect to the Real  Property or the rents or
        income  therefrom  in  substitution  for  or  in  lieu  of  those  taxes
        attributable to the Real Property, such other tax or assessment shall be
        deemed Real Estate Taxes for the purpose herein; provided, however, that
        Real  Estate  Taxes shall not  include  any gift,  inheritance,  estate,
        franchise,  income, profits,  capital or similar tax imposed, unless and
        to the  extent  any such tax shall be  imposed or levied in lieu of Real
        Estate Taxes.

        7.2.3  Landlord may take the benefit of the provisions of any statute or
        ordinance  permitting  any Real Estate Taxes to be paid over a period of
        time.

        7.2.4 If  Landlord  shall  receive  any refund of Real  Estate  Taxes in
        respect of any tax year,  Landlord  shall  deduct  from such  refund any
        expenses  incurred in obtaining  such refund,  and out of the  remaining
        balance  of such  refund,  Landlord  shall  credit  to  Tenant  Tenant's
        Proportionate  Share of such refund provided  however,  that in no event
        shall any such refund reduce Tenant's Proportionate Share of Real Estate
        Taxes beyond that which was  originally  charged to Tenant as Additional
        Rent.  Any expenses  incurred by Landlord in contesting  the validity of
        the amount of the assessed valuation of the Real Property or of any Real
        Estate  Taxes,  to the  extent  not  offset  by a tax  refund,  shall be
        included as an item of Real Estate  Taxes for the tax year in which such
        contest  shall be finally  determined  for the purpose of computing  the
        Additional Rent due Landlord or any credit due to Tenant hereunder.

        7.2.5 If the tax  year for Real  Estate  Taxes  shall be  changed,  then
        appropriate   adjustment  shall  be  made  in  the  computation  of  the
        Additional  Rent  due to  Landlord  or any  credit  due  to  Tenant,  in
        accordance with sound accounting principles to effectuate the changeover
        to any new tax year adopted by any taxing authority.

        7.2.6 If the last year of the Term  ends on any day other  than the last
        day of a tax year,  any  payment due to Landlord or credit due to Tenant
        by reason of any  increase  in Real Estate  Taxes shall be prorated  and
        Tenant  covenants to pay any amount due to Landlord  within  thirty (30)
        days after being billed  therefore and Landlord  covenants to credit any
        amount due to Tenant as the case may be. These  covenants  shall survive
        the expiration or termination of this Lease.

7.3     OPERATING EXPENSES

        7.3.1 For each year or part of a year occurring within the Term,  Tenant
        shall  pay  to  Landlord  within  thirty  (30)  days  after   Landlord's
        presentation of Landlord's  Statement (as hereinafter defined) to Tenant
        therefor,  as  Additional  Rent,  Tenant's  Proportionate  Share  of the
        Operating Expenses attributable to the Real Property and Building.

        7.3.2 As used herein,  the term  "Landlord's  Operating  Expenses" shall
        mean those costs or expenses paid or incurred by Landlord for operating,
        maintaining,   and  repairing  (inclusive  of  Structural  Repairs)  the
        Building,  any of its systems, or the Real Property,  including the cost
        of electricity,  gas, water, fuel, window cleaning,  janitorial service,
        insurance of all kinds carried in good faith by Landlord and  applicable
        to the Building or the Real  Property,  snow  removal,  maintenance  and
        cleaning of the parking lot, landscape maintenance (including replanting
        and replacing  flowers and other  plantings),  painting or repainting or
        redecorating   of  the  public  areas,   maintenance  of  equipment  and
        replacement  of worn out  mechanical  or  damaged  equipment,  uniforms,
        management  fees,  typical  and  customary  office  expenses,   building
        supplies,  sundries,  sales or use tax on supplies or  services,  wages,
        salaries and other compensation,  including applicable payroll taxes and
        benefits,  of  all  persons  engaged  by  Landlord  for  the  operation,
        maintenance  and repair of the Building and the Real Property  including
        independent  contractors' fees, replacement cost of tools and equipment,
        legal and accounting expenses, and any other expenses or costs, which in
        accordance  with  generally  accepted  accounting   principles  and  the
        standard  management  practices for office  buildings  comparable to the
        Building would be considered as an expense of operating, maintaining, or
        repairing the Building and the Real Property.  Excluded from  Landlord's
        Operating  Expenses are capital  improvement costs (unless any such cost
        or costs are  incurred  as a cost  savings  measure  (not to exceed  the
        actual  cost  savings)  that  will,  at least in part,  be of benefit to
        Tenant),  costs  reimbursed by insurance or otherwise,  the cost of work
        performed  specifically  for a tenant in the  Building  for  which  such
        tenant reimburses Landlord, costs in connection with preparing space for
        a new tenant and real estate broker's commissions.

<PAGE>

  7.4   LANDLORD'S STATEMENTS

        7.4.1 On or  about  May  first of each  year of the  Term,  or  within a
        reasonable period of time thereafter,  Landlord shall submit to Tenant a
        statement   ("Landlord's   Statement")   showing  in  reasonable  detail
        Landlord's Operating Expenses and Real Estate Taxes during the preceding
        calendar  year.  Within  ten  (10)  business  days  next  following  the
        submission  of a  Landlord's  Statement  Tenant  shall  pay to  Landlord
        Tenant's  Proportionate  Share.  Provided Tenant pays its  Proportionate
        Share of said amount in accordance with the terms herein,  Tenant or its
        representative  shall  have the right to  examine  Landlord's  books and
        records with respect to the items in the foregoing  Landlord's Statement
        during  normal  business  hours  at any time  within  twenty  (20)  days
        following  the  delivery  by  Landlord  to  Tenant  of  such  Landlord's
        Statement.  Tenant's failure to inspect during said time period shall be
        deemed a waiver of Tenant's  right to so inspect  and Tenant  waives its
        right to request any such inspection  after said twenty (20) day period.
        Unless Tenant shall take written exception to any item contained therein
        within  thirty  (30) days after the  delivery of same,  such  Landlord's
        Statement shall be considered as final and accepted by Tenant and Tenant
        waives its right to take exception after said thirty (30) day period. In
        the event Tenant takes timely written exception to any item contained in
        Landlord's  books and records with respect to the items in the foregoing
        Landlord's Statement, any payment made in accordance with this Paragraph
        7.4.1 shall be deemed made in protest to the extent of such exception.

        7.4.2 On the first day of each month  following  the  submission  of any
        Landlord's  Statement  which  shows  that  Tenant  is  obligated  to pay
        Additional Rent pursuant to this ARTICLE,  Tenant shall pay to Landlord,
        on account of its potential  obligation to pay such  Additional Rent for
        the calendar year following the calendar year for which such  Landlord's
        Statement shall have been rendered, a sum equal to one-twelfth (1/12) of
        the amount which the Tenant shall have paid as such  Additional Rent for
        such  prior  calendar  year.  Such sum  shall be due with  each  monthly
        installment  of Basic  Rent  until  submission  of the  next  succeeding
        Landlord's  Statement and shall be collectible by Landlord as Additional
        Rent.  However,  the Landlord may, at its  discretion  from time to time
        determine  the new  monthly  account  payments  based on the  Landlord's
        operating  budget  for the year to which the  monthly  account  payments
        apply (Budget Billing).  Such account payments may begin on January 1 of
        the  subject  year or  thereafter  whenever  the  account  payments  are
        determined  with an appropriate  retroactive  adjustment to January 1 of
        that year.

        7.4.3 In each Landlord's  Statement there shall be a  reconciliation  as
        follows:  Tenant shall be charged with any Additional Rent shown on such
        Landlord's  Statement,  which charge  shall be reduced by the  aggregate
        amount, if any, paid by Tenant on account thereof.  Tenant shall pay any
        net balance due to Landlord  within thirty (30) days as set forth above;
        any overpayment  shall be applied by Landlord  against the next accruing
        monthly  installment of Additional Rent, or shall be paid over to Tenant
        upon  termination  of this  Lease,  subject  to  Landlord's  rights  and
        remedies hereunder.

        7.4.4 Any  Additional  Rent under this ARTICLE shall be prorated for the
        final  calendar  year of the Term if such  year  covers a period of less
        than twelve (12) months.  In no event shall any  adjustment  in Tenant's
        obligation  to pay  Additional  Rent  under  this  ARTICLE  result  in a
        decrease in the Basic Rent payable hereunder. Tenant's obligation to pay
        Additional Rent and Landlord's obligation to credit to Tenant any amount
        referred to in this ARTICLE for the final year of the Term shall survive
        the expiration or termination of this Lease.

                                  ARTICLE VIII

8.      RULES AND REGULATIONS

        8.1 Tenant,  on behalf of itself and its  employees,  agents,  servants,
        invitees, and licensees, agrees to comply with the Rules and Regulations
        with respect to the Real Property which are set forth at the end of this
        Lease and are  expressly  made a part  hereof.  Landlord  shall have the
        right to make  reasonable  amendments  thereto from time to time for the
        safety, care, and cleanliness of the Real Property,  the preservation of
        good order therein,  and the general  convenience of all the tenants and
        Tenant agrees to comply with such amended Rules and  Regulations,  after
        twenty  (20)  days  written  notice  thereof  from  Landlord.  All  such
        amendments  shall  apply to all  tenants in the  Building,  and will not
        materially  interfere  with the use and enjoyment of the Premises or the
        parking lot by Tenant.

<PAGE>

                                   ARTICLE IX

9.      LANDLORD'S RIGHT OF ENTRY

        9.1 Landlord and Landlord's  agents and  representatives  shall have the
        right to enter into or upon the Premises,  or any part  thereof,  at all
        reasonable hours for the following purposes: (1) examining the Premises;
        (2) making such  repairs or  alterations  therein as may be necessary in
        Landlord's sole judgment for the safety and  preservation  thereof;  (3)
        erecting, maintaining,  repairing, or replacing wires, cables, conduits,
        vents or plumbing equipment running in, to, or through the Premises;  or
        (4) showing the  Premises to  prospective  purchasers  or lessees of the
        Building or to prospective mortgagees or to prospective assignees of any
        such  mortgagees or others;  or (5) showing the Premises to  prospective
        new tenants of the Premises  during the last year of the Term.  However,
        Landlord  shall give Tenant  prior  notice,  oral or  otherwise,  before
        commencing any non-emergency repair or alteration.

        9.2  Landlord  may  enter  upon  the  Premises  at any  time  in case of
        emergency without prior notice to Tenant.

        9.3  Landlord,  in  exercising  any of its rights under this ARTICLE IX,
        shall not be deemed guilty of an eviction,  or  disturbance  of Tenant's
        use or  possession of the Premises and shall not be liable to Tenant for
        the same.  The Basic Rent and  Additional  Rent as defined in this Lease
        shall in no way abate while said repairs or alterations are being made.

        9.4 All work performed by or on behalf of Landlord in or on the Premises
        pursuant  to  this  ARTICLE  IX  shall  be  performed   with  as  little
        inconvenience  to Tenant's  business as possible,  and in such manner as
        not unreasonably to interfere therewith.

                                    ARTICLE X

10.1    MAINTENANCE BY TENANT

        10.1.1 Tenant shall take good care of the Premises  throughout  the Term
        and shall preserve the same in the condition  delivered to Tenant on the
        Commencement  Date,  normal wear and tear excepted.  Tenant, at its sole
        cost,  shall be  responsible  for the  cleaning and  maintenance  of the
        Premises  and shall retain and  maintain  its own  janitorial  services.
        Tenant further agrees not to injure,  overload,  deface, or commit waste
        of the  Premises,  the  Building or the Real  Property.  Tenant shall be
        responsible  for all  injury or damage of any kind or  character  to the
        Real Property,  including the windows, floors, walls, ceilings,  lights,
        electrical equipment,  plumbing and HVAC equipment,  caused by Tenant or
        by anyone using or occupying  the  Premises  by,  through,  or under the
        Tenant.  In  addition,  Tenant  shall,  at its sole  cost  and  expense,
        maintain a service  contract with a reliable HVAC contractor  reasonably
        acceptable  to Landlord  to perform  regular  monthly or other  required
        service and  maintenance  to the HVAC  system.  If the  Premises  become
        infested with vermin, Tenant shall, at Tenant's expense,  cause the same
        to be exterminated from time to time to the satisfaction of Landlord and
        shall  employ  such  extermination  company  as  shall  be  approved  by
        Landlord.

10.2    MAINTENANCE BY LANDLORD

      10.2.1 Landlord shall be responsible for making all Structural Repairs and
      shall  maintain,  repair and replace the parking  area and the exterior of
      the  Building,  except  those  repairs or  replacements  arising  from the
      negligence  of Tenant,  its agents,  servants,  employees,  licensees,  or
      invitees, which shall be the sole responsibility of Tenant.

                                   ARTICLE XI

11.   ALTERATIONS OR IMPROVEMENTS BY TENANT

      11.1  Tenant  shall make no changes  in or to the  Premises  of any nature
      without  Landlord's  prior written consent and without first  representing
      that the  contemplated  changes in or to the  Premises  will do nothing to
      increase  the  property or  liability  rates  charged to Landlord  for the
      Building.  In the event Landlord consents to the contemplated  changes and
      such  changes  result in an increase in the  property or  liability  rates
      charged to Landlord for the Building, Tenant shall be responsible for such
      increase as  Additional  Rent.  Subject to the  aforementioned  consent of
      Landlord,  Tenant at Tenant's sole expense,  may hire contractors approved
      by  Landlord,  or Landlord  may elect,  on Tenant's  behalf,  to make such
      alterations,  installations,  additions,  or  improvements  in or  to  the
      Premises  (collectively "Tenant Alterations") which are non-structural and
      which  do  not  affect  utility  services,  plumbing,   electrical  lines,
      sprinkler systems,  HVAC systems or any other mechanical systems, in or to
      the Premises or Building or which  involve any drywall  construction.  All
      such Tenant Alterations  shall, upon installation,  become the property of
      Landlord  and shall  remain  upon and be  surrendered  with the  Premises,
      unless  otherwise  required  by  Landlord to be removed by Tenant upon the
      expiration or  termination  of this Lease or unless  Tenant,  by notice to
      Landlord  no later than thirty  (30) days prior to the  Termination  Date,
      requests  Landlord's  consent to remove the same.  If Landlord so consents
      the same  shall  be  removed  from the  Premises  by  Tenant  prior to the
      Termination  Date at Tenant's  sole  expense.  Nothing in this  ARTICLE XI
      shall  be  construed  to give  Landlord  title to or to  prevent  Tenant's
      removal of trade  fixtures,  movable office  furniture and equipment,  but
      upon  removal of any such from the  Premises or upon  removal of any other
      installation as may be permitted by Landlord, Tenant shall immediately and
      at its expense,  repair and restore the Premises to the condition existing
      prior to such Tenant Alterations,  taking care during such removal. Tenant
      shall repair any damage to the Premises or to the Real  Property  incurred
      during such removal.  All property  permitted or required to be removed by
      Tenant at the end of the Term  which  remains  on the  Premises  after the
      Termination  Date shall be deemed  abandoned  and may, at the  election of
      Landlord, either be retained as Landlord's property or may be removed from
      the Premises by Landlord at Tenant's expense.

<PAGE>

      11.2 Prior to the commencement of any Tenant Alterations,  Tenant shall at
      its sole expense, obtain all required permits, approvals, and certificates
      required by all  Governmental  Authorities.  Upon completion of the Tenant
      Alterations,  Tenant shall,  at its sole expense,  obtain  certificates of
      final approval thereof. Tenant shall deliver to Landlord duplicates of the
      same prior to  commencing  the said Tenant  Alterations  and promptly upon
      completion  of the same,  as the case may be.  Tenant shall carry and will
      cause  Tenant's  contractors  and  subcontractors  to carry such workman's
      compensation,  as required by law, general liability,  (including, but not
      limited to completed operations,  broad form property damage and hired and
      non-owned  automobile  coverage),  personal and property damage insurance,
      and automobile liability insurance in amounts no less than the amounts set
      forth in ARTICLE XXXI below.

      11.3 Upon completion of any Tenant  alterations as defined herein,  Tenant
      shall  immediately  deliver  to  Landlord  (i)  an  unconditional,   final
      Certificate  of  Occupancy,  (ii)  "as-built"  final  plans  and  drawings
      identical to those upon which  Landlord  granted its  approval,  and (iii)
      Tenant's  architect's  certification  that the alterations,  as completed,
      conform with all applicable  local,  county state and/or federal statutes,
      ordinances, rules, regulations and codes including, but not limited to the
      orders,  rates and  regulations  of the  National and local Boards of Fire
      Underwriters and any other body or bodies  hereinafter  exercising similar
      functions.

                                   ARTICLE XII

12.   ASSIGNMENT AND SUBLETTING

      12.1 Tenant for itself, its heirs, distributees,  successors, and assigns,
      expressly  covenants that it shall not directly or indirectly by operation
      of law,  merger,  consolidation,  reorganization,  dissolution,  change of
      majority ownership of Tenant, or otherwise, assign, (which for purposes of
      this Lease, shall include any such merger, consolidation,  reorganization,
      dissolution or change of ownership of Tenant),  mortgage, or encumber this
      Lease,  or any part  thereof,  or permit the Premises to be used by others
      without  the prior  written  consent of  Landlord  in each  instance.  Any
      attempt to do so by the Tenant  shall be void.  The consent by Landlord to
      any assignment, mortgage, encumbrance,  subletting, or use of the Premises
      by others shall not  constitute a waiver of  Landlord's  right to withhold
      its consent to any other assignment,  mortgage, encumbrance, or use of the
      Premises by others.  Without the prior written  consent of Landlord,  this
      Lease  and the  interest  of  Tenant  therein  or any  assignee  of Tenant
      therein,  shall not pass by  operation of law, and shall not be subject to
      garnishment or sale under execution in any suit or proceeding which may be
      brought against or by Tenant or any assignee of Tenant.

      12.2 Landlord covenants and agrees that it will not unreasonably  withhold
      its  consent to  Tenant's  assigning  or  subletting  all or a part of the
      Premises, provided, however, (1) that Tenant shall not be in default under
      any of the terms,  covenants,  conditions,  provisions,  and agreements of
      this  Lease at the time of any  notice or request  for  consent  under the
      terms of this ARTICLE XII or at the effective  date of such  subletting or
      assigning;  and (2) that such  subletting  or assigning  shall not be made
      with a Tenant  who shall be or who shall  seek to use any  portion  of the
      Premises for a use incompatible with that customarily found in first-class
      office buildings.  Notwithstanding the foregoing,  the Premises may not be
      sublet or  assigned to any  employment  agency,  governmental  department,
      labor union office,  doctor's or dentist's office,  dance or music studio,
      school or beauty salon and (3) that the proposed  subtenant or assignee is
      not then an occupant of any part of the Building or a party who dealt with
      Landlord or Landlord's  agent  (directly or through a broker) with respect
      to  space in the  Building  during  the 12  months  immediately  preceding
      Tenant's  request for Landlord's  consent;  and (4) that Tenant shall have
      granted to the Landlord or Landlord's  agent the exclusive right to sublet
      the  Premises or such portion  thereof as Tenant  proposes to sublet or to
      assign this Lease as the case may be.

      12.3 If Tenant requests  Landlord's consent to an assignment of this Lease
      or a subletting of all or any part of the Premises, Tenant shall submit to
      Landlord:  (1) the name and address of the proposed assignee or subtenant;
      (2) the terms of the proposed assignment or subletting;  (3) the nature of
      the proposed assignee's pr subtenant's business;  and (4) such information
      as to the proposed assignee's or subtenant's financial  responsibility and
      general reputation as Landlord may reasonably require.

<PAGE>

      12.4  Upon the  receipt  of such  request  and  information  from  Tenant,
      Landlord  shall have the option to be exercised in writing  within  thirty
      (30) days after such  receipt,  to either  (1) cancel and  terminate  this
      Lease,  if the  request  is to assign  this  Lease or to sublet all of the
      Premises,  or if the request is to sublet a portion of the Premises  only,
      to cancel and terminate  this Lease with respect to such portion,  in each
      case as of the date set forth in  Landlord's  notice of  exercise  of such
      option; or (2) to grant said request; or, (3) to deny such request.

      12.5 In the event Landlord shall cancel this Lease, Tenant shall surrender
      possession  of the Premises,  or the portion of the Premises  which is the
      subject of the request,  as the case may be, on the date set forth in such
      notice  in  accordance  with the  provisions  of this  Lease  relating  to
      surrender of the Premises.  If the Lease shall be canceled as to a portion
      of the premises only, the Basic Rent and Additional Rent payable by Tenant
      hereunder shall be reduced proportionately according to the ratio that the
      number of square  feet in the  portion of space  surrendered  bears to the
      square feet in the Rentable Area of the Premises.

      12.6 In the event that Landlord  shall consent to a sublease or assignment
      pursuant to the request from Tenant,  Tenant shall cause to be executed by
      its assignee or subtenant an agreement to perform faithfully and to assume
      and be bound by all of the terms, covenants,  conditions,  provisions, and
      agreements  of this Lease for the  period  covered  by the  assignment  or
      sublease and to the extent of the space  sublet or  assigned.  An executed
      copy of each sublease or assignment  and  assumption of performance by the
      sublessee  or  assignee,  on a  form  acceptable  to  Landlord,  shall  be
      delivered to Landlord within thirty (30) days prior to the commencement of
      occupancy set forth in such assignment or sublease.  No such assignment or
      sublease  shall be binding on Landlord  until  Landlord has received  such
      copies as required herein.

      12.7 In no event  shall  any  assignment  or  subletting  (whether  or not
      Landlord  may  have  consented),   release  or  relieve  Tenant  from  its
      obligations to fully perform all of the terms,  covenants,  and conditions
      of this Lease on its part to be performed.

      12.8 Without  otherwise  restricting  the grounds upon which  Landlord may
      otherwise  withhold  its  consent,  Landlord  shall  not be deemed to have
      unreasonably  withheld its consent to such an  assignment or subletting if
      "Landlord Consent Requirements" are not satisfied.  Furthermore,  Landlord
      may withhold its consent if, in its judgment, it determines that:

                 12.8.1  The  proposed  new  use  of the  Premises  is  not,  in
                 Landlord's  sole  opinion,  appropriate  for the Building or in
                 keeping  with the  character  of the  existing  tenancies or is
                 expressly prohibited under the terms of this Lease.

                 12.8.2  The  proposed  assignee's  use or  occupancy  will make
                 unreasonable or excessive  demands on the Building's  services,
                 maintenance  or facilities or will cause  excessive  traffic or
                 unacceptable increase in density of traffic of the building.

                12.8.3 Less than fifty (50%) percent of the Rentable Area Of The
                Building is then rented.

      12.9 As used  herein,  "Landlord's  Consent  Requirements"  shall mean the
      following minimum requirements which must be met by Tenant before Landlord
      shall  consent  to an  assignment  or  subletting  of all or  part  of the
      Premises:

                12.9.1 The assignment or subletting  shall be at any one time to
                no more than one (1) subtenant or assignee.

                12.9.2 The  assignment or subletting  shall be for not less than
                3,687 rentable square feet.

                12.9.3 The  assignment or subletting  shall be for a term of not
                less than thirty six (36) months unless the unexpired portion of
                such  Term of this  Lease  shall be less  than  thirty  six (36)
                months, in which event for the unexpired portion or such Term.

                12.9.4  The  assignment  or  subletting  shall  not be to a then
                current Tenant or occupant of the Building if there is available
                space  of  a  size   sufficient  to  satisfy  such  tenant's  or
                occupant's requirements.

      12.10 If the Landlord shall consent to any  subletting or  assignment,  in
      accord with the terms of this  ARTICLE,  one hundred  percent of any rents
      received by the Tenant from such assignee or  subtenant.  in excess of the
      rents or other sums  required to be paid by Tenant to  Landlord,  shall be
      paid by Tenant to Landlord.

      12.11 Tenant shall  reimburse  Landlord for Landlord's  costs and expenses
      (including  without  limitation the charges of any outside  architectural,
      engineering,  accounting  or legal  professionals  retained by Landlord to
      review the proposed  assignment or sublease,  if any) incurred by Landlord
      in connection  with any proposed  subletting or assignment by Tenant.  The
      amount of such costs and expenses  shall be deemed to be  Additional  Rent
      under the terms of this Lease and shall be payable by Tenant upon  demand,
      regardless of whether  Landlord  consents to or denies such  assignment or
      sublease  or elects to cancel this Lease as  provided  in  paragraph  12.4
      above.

<PAGE>

      12.12  Neither the Tenant nor any other  person  having an interest in the
      possession,  use,  occupancy or  utilization  of the Premises or any other
      portion  of the  Real  Property  shall  enter  into any  lease,  sublease,
      license,   concession  or  other  agreement  for  the  use,  occupancy  or
      utilization  of space in the  Premises  or any other  portion  of the Real
      Property  which  provides  for any rental or other  payment  for such use,
      occupancy or utilization  based in whole or in part upon the net income or
      profits  derived  from any person  from the space in the  Premises  or any
      other portion of the Real Property so leased,  used, occupied or utilized,
      other than an amount based upon a fixed percentage or percentages of gross
      receipts or gross sales.

                                  ARTICLE XIII

13.   SURRENDER

      13.1 Upon the  Termination  Date or prior  expiration of the Term,  Tenant
      shall  peaceably  and quietly quit and surrender to Landlord the Premises,
      broom clean, in as good condition as on the  Commencement  Date,  ordinary
      wear  and  tear,  repairs  and  replacements  by  Landlord,   alterations,
      additions, and improvements permitted hereunder,  excepted, free and clear
      of all  occupancies.  Tenant's  obligations  to observe  or  perform  this
      covenant  shall survive the  Termination  Date or prior  expiration of the
      Term. If the Termination  Date falls on a Sunday or a legal holiday,  this
      Lease shall  expire at 12 noon on the business  day first  preceding  said
      date.

                                   ARTICLE XIV

14.   HOLDING OVER

      14.1 If Tenant holds  possession  of the Premises  beyond the  Termination
      Date or prior  expiration  of the Term,  Tenant shall become a tenant from
      month-to-month  at  Double  the Basic  Rent and  Additional  Rent  payable
      hereunder and upon all other terms and conditions of this Lease, and shall
      continue to be such  month-to-month  tenant  until such  tenancy  shall be
      terminated by Landlord and such possession shall cease.  Nothing contained
      in this Lease shall be construed as a consent by Landlord to the occupancy
      or possession  by Tenant of the Premises  beyond the  Termination  Date or
      prior expiration of the Term, and Landlord,  upon said Termination Date or
      prior expiration of the Term shall be entitled to the benefit of all legal
      remedies that now may be in force or may be hereafter  enacted relating to
      the  speedy  repossession  of the  Premises.  In  addition,  Tenant  shall
      indemnify  and hold  Landlord  harmless  from and against any loss,  cost,
      liability  or expense,  including,  but not limited  to,  attorney's  fees
      resulting  from such failure to vacate and also  including any claims made
      by any succeeding tenant founded on such failure to vacate.

                                   ARTICLE XV
15    ELECTRICITY

      15.1  Throughout  the Term,  Landlord  agrees to  redistribute  electrical
      energy to the Premises (not exceeding the present  electrical  capacity at
      the Premises),  upon the following terms and conditions:  (1) Tenant shall
      pay for such electrical energy as provided by this Paragraph; (2) Landlord
      shall not be  liable  in any way to  Tenant,  Tenant's  agents,  servants,
      employees,  invitees or licensees,  for any loss,  damage or expense which
      Tenant, Tenant's agents,  servants,  employees,  invitees or licensees may
      sustain  or incur as a result  of any  failure,  defect,  or change in the
      quantity or character of electricity  furnished to the Premises or if such
      quantity or  character  of  electricity  furnished  to the  Premises is no
      longer  available  or suitable  for  Tenant's  requirements  or due to any
      cessation, diminution or interruption of the supply thereof.

      15.2 The Tenant  shall,  at its own cost and expense,  pay all service and
      usage charges for gas, electric,  sprinkler, or any other utility which is
      separately metered and billed to Tenant. With respect to any utility which
      is not  separately  metered  and  billed to Tenant,  Tenant  shall pay the
      charge  assessed to Tenant by Landlord  based upon Tenant's  Proportionate
      Share.  Landlord shall arrange for separate  metering or  sub-metering  of
      Tenant's  actual  electricity  usage  (except for common areas) and Tenant
      shall pay to the  utility or  Landlord,  as the case may be,  the  charges
      billed.

      15.3 In no event shall  Landlord be required or  obligated to increase the
      electrical capacity of any portion of the Building's system, or to provide
      any   additional   wiring  or   capacity  to  meet   Tenant's   additional
      requirements,  if any, beyond that which was servicing the Premises at the
      Commencement  of the Lease Term.  Tenant's  use of electric  energy in the
      Premises  shall  not  at  any  time  exceed  the  capacity  of  any of the
      electrical  conductors  and equipment in or serving the  Premises.  Tenant
      shall make no alteration to the existing  electrical  equipment or connect
      any fixtures,  appliances,  or equipment without the prior written consent
      of Landlord in each  instance.  Should  Landlord  grant such consent,  all
      additional risers or other equipment  required therefore shall be provided
      by Landlord and the cost thereof  shall be paid by Tenant upon  Landlord's
      demand.

<PAGE>

      15.4 Landlord shall not be liable in the event of any  interruption in the
      supply of electricity,  or for any  consequence  thereof and Tenant agrees
      that such supply may be interrupted for inspection,  repairs,  replacement
      and in emergencies.

      15.5 The failure of Landlord to furnish any service hereunder shall not be
      construed as a constructive eviction of Tenant and shall not excuse Tenant
      from  failing to perform any of its  obligations  hereunder  and shall not
      give Tenant any claims against Landlord for damages for failure to furnish
      such service.

                                   ARTICLE XVI

16.   QUIET ENJOYMENT

      16.1 Landlord covenants and agrees that, upon the performance by Tenant of
      all of the covenants,  agreements,  and provisions hereof on Tenant's part
      to be kept and performed, Tenant shall have, hold, and enjoy the Premises,
      subject and  subordinate to the rights set forth in ARTICLE XXI, free from
      any interference  whatsoever by, from, or through the Landlord,  provided,
      however,  that no  diminution  or abatement of the Basic Rent,  Additional
      Rent,  or other  payment  to  Landlord  shall be  claimed by or allowed to
      Tenant for  inconvenience  or  discomfort  arising  from the making of any
      repairs,  improvements  or additions to the Premises or the Real Property,
      nor for any space taken to comply with any law, ordinance, or order of any
      governmental authority, except as and if provided for herein.

                                  ARTICLE XVII
17.   AIR AND LIGHT

      17.1       This Lease does not grant any rights to air and light.

                                  ARTICLE XVIII
18.   DEFAULT

      18.1  Each  of the  following,  whether  occurring  before  or  after  the
      Commencement  Date,  shall be deemed a Default  by Tenant  and a breach of
      this  Lease:  (1) the  filing  of a  petition  by or  against  Tenant  for
      adjudication  as a bankrupt,  or for  reorganization,  or for  arrangement
      under any bankruptcy act; (2) the commencement of any action or proceeding
      for the  dissolution or liquidation  of Tenant,  whether  instituted by or
      against  Tenant,  or for the  appointment  of a receiver or trustee of the
      property  of Tenant  under  any state or  federal  statute  for  relief of
      debtors;  (3) the  making by Tenant of an  assignment  for the  benefit of
      creditors;  (4) the  suspension of business by Tenant or any act by Tenant
      amounting  to a  business  failure;  (5)  the  filing  of a tax  lien or a
      mechanics'  lien against any property of Landlord or Tenant,  which filing
      is not bonded or removed  within five (5) days after  notice  thereof from
      Landlord;  (6) Tenant's  causing or permitting  the Premises to be vacant,
      for a period in excess of ten (10) days or  abandonment of the Premises by
      Tenant;  (7)  failure by Tenant to pay  Landlord  when due the Basic Rent,
      Additional Rent or any other sum by the time required by the terms of this
      Lease which failure is not cured within five (5) days after notice thereof
      from  Landlord;  (8) a failure by Tenant in the  performance  of any other
      term,  covenant,  agreement,  or  condition  of this  Lease on the part of
      Tenant to be performed,  which  failure,  if curable,  is not cured within
      fifteen (15) days (or such longer period as may be  necessary,  so long as
      Tenant is diligently and continuously  undertaking such cure) after notice
      thereof  from  Landlord;  (9) a default by Tenant under any other lease or
      sublease with Landlord.

      18.2 Notwithstanding  anything herein to the contrary,  Landlord shall not
      be  required  to provide  Tenant with more than two (2) notices of default
      during the Term of this Lease,  regardless of the cause giving rise to, or
      the nature of the default.  Tenant herein  waives any notice  requirements
      found elsewhere in this Lease beyond the number described herein.

                                   ARTICLE XIX

19.   LANDLORD'S RIGHTS UPON TENANT'S DEFAULT

      19.1 Upon a Default by Tenant the  following  provisions  shall  apply and
      Landlord shall have the rights and remedies set forth therein which rights
      and remedies may be exercised upon or at any time following the occurrence
      of a Default  unless,  prior to such  exercise,  Landlord  shall  agree in
      writing  with  Tenant  that the  Default  has been  cured by Tenant in all
      respects.

<PAGE>

      19.2 Except for the first two (2)  occurrances  of Defaults  which  Tenant
      immediately  cures within the applicable cure period,  Landlord shall have
      the right to accelerate  all Basic Rent and all expense  installments  due
      hereunder and otherwise  payable in installments over the remainder of the
      Term, and, at Landlord's  option,  any other  Additional Rent and/or other
      charges to the extent that such  Additional  Rent and/or other charges can
      be determined and calculated to a fixed sum; and the amount of accelerated
      rent and other  charges,  without  further  notice or demand for  payment,
      shall be due and payable by Tenant within five (5) days after Landlord has
      so notified  Tenant.  Additional  Rent and/or other  charges which has not
      been included,  in whole or in part, in accelerated rent, shall be due and
      payable by Tenant  during the remainder of the Term, in the amounts and at
      the times otherwise provided for in this Lease.

      Notwithstanding  the foregoing or the application of any rule of law based
      on  election  of  remedies  or  otherwise,  if  Tenant  fails  to pay  the
      accelerated  rent in full when due,  Landlord  thereafter  shall  have the
      right by notice to Tenant,  (i) to  terminate  Tenant's  further  right to
      possession  of the  Premises  and  (ii)  to  terminate  this  Lease  under
      paragraph  19.3 below;  and if Tenant  shall have paid part but not all of
      the  accelerated  rent,  the portion  thereof  attributable  to the period
      equivalent to the part of the Term remaining after Landlord's  termination
      of  possession or  termination  of this Lease shall be applied by Landlord
      against  Tenant's  obligations  owing to  Landlord  as  determined  by the
      applicable provisions of paragraphs 19.4 and 19.5 below.

      19.3 By notice to Tenant,  Landlord shall have the right to terminate this
      Lease as of a date  specified  in the  notice of  termination  and in such
      case, Tenant's rights,  including any based on any option to renew, to the
      possession  and  use  of  the  Premises  shall  end  absolutely  as of the
      termination  date  specified  in such  notice;  and this Lease  shall also
      terminate  in all  respects  except for the  provisions  hereof  regarding
      Landlord's damages and Tenant's  liabilities  arising prior to, out of and
      following the Default and the ensuing termination.

      Following such termination (as well as upon any other  termination of this
      Lease by expiration of the Term or otherwise)  Landlord  immediately shall
      have the right to recover  possession  of the  Premises;  and to that end,
      Landlord may enter the Premises and take possession, without the necessity
      of giving Tenant any notice to quit or any other further  notice,  with or
      without legal process or proceedings,  and in so doing Landlord may remove
      Tenant's property (including any improvements or additions to the Premises
      which Tenant made,  unless made with  Landlord's  consent which  expressly
      permitted  Tenant to not remove the same upon  expiration of the Term), as
      well  as the  property  of  others  as may be in the  Premises,  and  make
      disposition thereof in such manner as Landlord may deem to be commercially
      reasonable and necessary under the circumstances.

      19.4  Unless and until  Landlord  shall have  terminated  this Lease under
      paragraph 19.2 above,  Tenant shall remain fully liable and responsible to
      perform all of the  covenants  and to observe all the  conditions  of this
      Lease  throughout the remainder of the Term;  and, in addition and without
      regard to whether Landlord shall have terminated this Lease,  Tenant shall
      pay to Landlord,  upon demand and as Additional Rent, the total sum of all
      costs, losses and expenses, including reasonable counsel fees, as Landlord
      incurs, directly or indirectly, because of any Default having occurred. If
      Landlord   either   terminates   Tenant's  right  to  possession   without
      terminating  this Lease or  terminates  this Lease and Tenant's  leasehold
      estate as above provided,  Landlord shall have the  unrestricted  right to
      relet the  Premises  or any  part(s)  thereof  to such  tenant(s)  on such
      provisions and for such period(s) as Landlord may deem appropriate.  It is
      understood  that  Landlord  shall have no  obligation to have the Premises
      available for reletting or otherwise endeavor to relet so long as Landlord
      (or any related  entity)  has other  comparable  vacant  space or property
      available for leasing to others and that notwithstanding  non-availability
      of other space or property Landlord's obligation to mitigate damages shall
      be limited to such efforts as Landlord,  in its sole reasonable  judgment,
      deems appropriate.

        19.5    The damages  which  Landlord  shall be entitled to recover  from
                Tenant shall be the sum of:

                (1) all Basic Rent,  Additional  Rent and other charges  accrued
                and unpaid as of the termination date; and

                (2)  (i)  all  costs  and  expenses   incurred  by  Landlord  in
                recovering  possession  of the Premises,  including  removal and
                storage  of  Tenant's  property,  improvements  and  alterations
                therefrom, (ii) the costs and expenses of restoring the Premises
                to the condition in which the same were to have been surrendered
                by Tenant as of the expiration of the Term, or, in lieu thereof,
                the costs and expenses of remodeling or altering the Premises or
                any part for  reletting  the same,  (iii) the costs of reletting
                (exclusive of those covered by the  foregoing  (ii)),  including
                brokerage  fees  and  reasonable  counsel  fees,  and  (iv)  any
                overhead  expenses  related to the vacancy of the  Premises  for
                each  month  or part  between  the date of  termination  and the
                reletting of the entire Premises; and

                (3)all  Basic  Rent,  Additional  Rent and other  charges to the
                extent that the  amount(s) of  Additional  Rent or other charges
                have  been  determined  otherwise  payable  by  Tenant  over the
                remainder  of the  Term  as  originally  stated  in  this  Lease
                notwithstanding   any  earlier  termination  of  this  Lease  by
                Landlord due to Tenant's default.

<PAGE>

                 Less,  deducting from the total determined under  subparagraphs
                 (1), (2) and (3), all rent and all other Additional Rent to the
                 extent  determinable  as  aforesaid,  (to the extent  that like
                 charges  would  have been  payable by  Tenant)  which  Landlord
                 receives  from other  tenant(s) by reason of the leasing of the
                 Premises or part during or  attributable  to any period falling
                 within the otherwise remainder of the Term.

                 The  damage  sums  payable  by  Tenant   under  the   preceding
                 provisions  of this  paragraph  19.5 shall be payable on demand
                 from time to time as the amounts are determined. In lieu of the
                 damages payable in subparagraph  (3) of this paragraph 19.5, in
                 the event  Landlord so elects or relets the  Premises  (or part
                 thereof)  during or  attributable  to any period falling within
                 the otherwise remainder of the Term, Landlord shall be entitled
                 to recover  from  Tenant,  in a single  action,  as  liquidated
                 damages for such sum (in addition to the damages  otherwise set
                 forth  herein),  an amount  calculated to equal the damages set
                 forth in such  subparagraph  (4), provided that for the purpose
                 of calculating said liquidated  damage amount,  Additional Rent
                 and  other  charges  shall  be  fixed,  from  the  date of such
                 election  or  commencement  of  reletting,  as  the  amount  of
                 Additional Rent and other charges which would have been paid by
                 Tenant,  had  Tenant  not  defaulted,  as of the  date  of such
                 election or  commencement  of reletting and, the deduction,  if
                 any,  therefrom  as set forth  above  shall be the fair  market
                 rental  value of the  Premises at the date of such  election or
                 the then fixed rent  payable by the terms of such  reletting as
                 the case may be.

                 19.6 Any sums payable by Tenant  hereunder,  which are not paid
                 after the same shall be due,  shall bear interest from that day
                 until paid at the rate of interest stated at paragraph 1.3.

                 19.7 Landlord shall be entitled to injunctive relief in case of
                 the  violation,  or attempted or threatened  violation,  of any
                 covenant,  agreement,  condition or provision of this Lease, or
                 to a decree compelling performance of any covenant,  agreement,
                 condition or provision of this Lease.

                 19.8 In addition to any applicable  lien,  none of which are to
                 be deemed  waived by  Landlord,  Landlord  shall  have,  at all
                 times,  and Tenant hereby grants to Landlord,  a valid lien and
                 security  interest  to secure  payment of all rentals and other
                 sums of money becoming due under this Lease from Tenant, and to
                 secure payment of any damages or loss which Landlord may suffer
                 by reason of the breach by Tenant of any covenant, agreement or
                 condition contained herein,  upon all goods, wares,  equipment,
                 fixtures,  furniture,  improvements and other personal property
                 of Tenant  presently or which may  hereafter be situated on the
                 Premises,  and all proceeds therefrom,  and such property shall
                 not be removed  therefrom without the consent of Landlord until
                 all  arrearages  in rent as well as any and all  other  sums of
                 money then due to Landlord hereunder shall first have been paid
                 and  discharged  and all  covenants,  agreements and conditions
                 hereof have been fully  complied  with and performed by Tenant.
                 Upon the occurrence of an event of default by Tenant,  Landlord
                 may, in addition to any other remedies  provided herein,  enter
                 upon the  Premises  and take  possession  of any and all goods,
                 wares, equipment,  fixtures, furniture,  improvements and other
                 personal  property of Tenant situated on the Premises,  without
                 liability  for  trespass  or  conversion,  and sell the same at
                 public or private sale, with or without having such property at
                 the sale, after giving Tenant reasonable notice of the time and
                 place of any public sale or of the time after which any private
                 sale is to be made,  at which sale  Landlord or its assigns may
                 purchase unless  otherwise  prohibited by law. Unless otherwise
                 provided  by law,  and without  intending  to exclude any other
                 manner of giving Tenant reasonable  notice,  the requirement of
                 reasonable  notice  shall be met if such notice is given in the
                 manner  prescribed  in ARTICLE XXVI of this Lease at least five
                 (5) days before the time of sale.  The  proceeds  from any such
                 disposition,  less  any and all  expenses  connected  with  the
                 taking of  possession,  holding  and  selling  of the  property
                 (including  reasonable  attorney's  fees and  other  expenses),
                 shall be applied as a credit against the  indebtedness  secured
                 by the security  interest granted herein.  Any surplus shall be
                 paid to Tenant or as  otherwise  required  by law;  and  Tenant
                 shall pay any deficiencies forthwith. Upon request by Landlord,
                 Tenant  agrees to execute  and  deliver to Landlord a financing
                 statement in form  sufficient to perfect the security  interest
                 of Landlord in the aforementioned property and proceeds thereof
                 under the provisions of the Uniform Commercial Code in force in
                 the State of New Jersey.

                 19.9 For the  purpose  of this  ARTICLE  XIX,  in the  event of
                 Tenant's voluntary or involuntary bankruptcy, should the Tenant
                 as   Debtor-in-Possession   or  a  Trustee   appointed  by  the
                 Bankruptcy  Court,  attempt to provide  adequate  assurance  of
                 Tenant's  ability to continue  to operate out of the  Premises,
                 adequate assurance shall mean, at a minimum, the following:

                    (i)  The  Trustee  or  Debtor-in-Possession   has  and  will
                    continue to have  sufficient  unencumbered  assets after the
                    payment  of  all  secured   obligations  and  administrative
                    expenses   to   assure   Landlord   that  the   Trustee   or
                    Debtor-in-Possession  will have sufficient  funds to fulfill
                    the obligations of Tenant under this Lease,  and to keep the
                    Demised Premises properly staffed with sufficient  employees
                    to conduct a fully  operational,  actively promoted business
                    in the Premises; and

<PAGE>

                    (ii)  The  Bankruptcy  Court  shall  have  entered  an Order
                    segregating  sufficient  cash payable to Landlord and/or the
                    Trustee or  Debtor-in-Possession  shall have granted a valid
                    and  perfected  first  lien  and  security  interest  and/or
                    mortgage    in    property    of    Tenant,    Trustee    or
                    Debtor-in-Possession,  acceptable  as to  value  and kind to
                    Landlord,  to  secure  to  Landlord  the  obligation  of the
                    Trustee or  Debtor-in-Possession to cure the monetary and/or
                    non-monetary  defaults  under  this  Lease  within  the time
                    periods set forth above.

                                   ARTICLE XX

20.   LANDLORD'S REMEDIES CUMULATIVE; EXPENSES

      20.1 All  rights and  remedies  of  Landlord  herein  enumerated  shall be
      cumulative,  and none shall  exclude any other right or remedy  allowed by
      law. For the purposes of any suit brought or based  hereon,  at Landlord's
      option, this Lease shall be construed to be a divisible  contract,  to the
      end that if Landlord so elects,  successive  actions may be  maintained on
      this Lease as successive periodic sums mature hereunder.

      20.2 Tenant shall pay, upon demand,  all of Landlord's costs,  charges and
      expenses, including reasonable fees of counsel, agents and others retained
      by Landlord, incurred in enforcing Tenant's obligations hereunder.

                                   ARTICLE XXI

21.   SUBORDINATION, ESTOPPEL AND ATTORNMENT

      21.1 This  Lease is  subject  and  subordinate  to the lien of any and all
      mortgages  (which  term shall  include  both  construction  and  permanent
      financing  and  shall   include  deeds  of  trust  and  similar   security
      instruments)  and  all  ground  or  other  underlying  leases  from  which
      Landlord's title is derived  ("ground  leases") which may now or hereafter
      encumber or otherwise  affect the Real  Property or  Landlord's  leasehold
      therein, and to any and all renewals, extensions, modifications, recasting
      or refinancing thereof. This clause shall be self operative and no further
      instrument of subordination need to be required by any mortgagee,  trustee
      or ground  lessee.  Nevertheless,  if requested by Landlord,  Tenant shall
      promptly  execute such  subordination  certificate or other  subordination
      document  requested.  Landlord  may  execute  said  certificate  or  other
      document on behalf of Tenant if Tenant does not execute  said  certificate
      or other  document  within  five (5) days  after  receiving  it and Tenant
      hereby designates Landlord its attorney-in-fact  for such purpose.  Tenant
      agrees that if any proceedings are brought for the foreclosure of any such
      mortgage, Tenant if requested to do so by the purchaser at the foreclosure
      sale or the grantee of any deed given in lieu of foreclosure, shall attorn
      to such purchaser or grantee,  shall recognize the purchaser or grantee as
      the  Landlord  under  this  Lease,  and shall make all  payments  required
      hereunder  to such new  Landlord  without any  deduction or set-off of any
      kind  whatsoever.  Tenant agrees that if any proceedings are  successfully
      brought for the termination of any ground lease, or if any other remedy is
      successfully  exercised  by any ground  lessor  whereby the ground  lessor
      succeeds to the interests of tenant under the ground  leases,  Tenant,  if
      requested  to do so by the  ground  lessor,  shall  attorn  to the  ground
      lessor,  shall  recognize  the ground  lessor as the  Landlord  under this
      Lease, and shall make all payments required hereunder to such new Landlord
      without deduction or set-off. Anything contained in the provisions of this
      Section to the contrary notwithstanding any such Mortgagee may at any time
      subordinate  the lien of its Mortgage to the  operation and effect of this
      Lease without obtaining the Tenant's consent thereto, by giving the Tenant
      written  notice  thereof,  in which event this Lease shall be deemed to be
      senior  to such  Mortgage  without  regard  to  their  respective  date of
      execution, delivery and/or recordation among the land records of the State
      of New Jersey and thereafter  such Mortgagee shall have the same rights as
      to this Lease as it would have had, were this Lease executed and delivered
      before the execution of such Mortgage.

      21.2  Tenant  agrees  at any time and from time to time upon not less than
      five (5) days prior written request by Landlord,  to execute,  acknowledge
      and deliver to Landlord a statement in writing  certifying that this Lease
      is  unmodified  and in full  force  and  effect  (or,  if there  have been
      modifications,  that the same are in full force and effect as modified and
      stating  the  modifications)  and the dates to which  the  Basic  Rent and
      Additional  Rent have been paid,  and stating  whether Tenant knows of any
      default by Landlord  under this Lease,  and, if so , specifying  each such
      known  default,  it  being  intended  that any  such  statement  delivered
      pursuant  to this  paragraph  21.2  may be  relied  upon by a  prospective
      purchaser of Landlord's  interest or a mortgagee of Landlord's interest or
      assignee of any mortgage upon Landlord's interest in the Real Property.

<PAGE>

      21.3 If, in connection with obtaining financing on the premises,  the real
      property,  or improvements  thereto,  the Landlord's mortgage lender shall
      request  reasonable  modifications  to this Lease as a  condition  to such
      financing,  Tenant agrees to promptly execute said  modification  document
      incorporating such modifications,  provided that said modifications do not
      increase the monetary  obligations  of the Tenant or materially  adversely
      affect the Tenant's use of the Premises.

                                  ARTICLE XXII

22.   DAMAGE BY FIRE OR OTHER CASUALTY

      22.1 If the  Premises  shall  be  damaged  by fire or other  casualty  not
      arising from the fault or negligence  of Tenant or its  servants,  agents,
      employees,  invitees or  licensees  or, if such  damage,  irrespective  of
      cause,  shall be insured:  (1) except as otherwise provided in sub-section
      (2) hereof, the damage shall be repaired by and at the expense of Landlord
      (subject to Landlord's receipt of applicable  insurance  proceeds) and the
      Basic Rent and  Additional  Rent until such repairs shall be made shall be
      equitably  abated according to the part of the premises which is usable by
      Tenant, unless such damage was caused by the fault or negligence of Tenant
      or its servants, agents, employees,  invitees, or licensees, in which case
      no  abatement  of Basic Rent or  Additional  Rent shall be made.  Landlord
      agrees,  at its expense,  to repair  promptly any damage to the  Premises,
      except  that  Tenant  agrees  to  repair  or  replace  its own  furniture,
      furnishings  and  equipment.  No penalty  shall accrue due to an Excusable
      Delay.  (2) If the  Premises are totally  damaged or are  rendered  wholly
      untenantable  by  fire  or  other  casualty,  or if  Landlord's  architect
      certifies that it cannot be repaired  within one hundred twenty (120) days
      of the  casualty or if Landlord  shall decide not to restore or repair the
      same,  or shall  decide to  demolish  the  Building or to rebuild it, then
      Landlord shall, within ninety (90) days after such fire or other casualty,
      give Tenant a notice of such  circumstance or decision,  and thereupon the
      Term shall  expire ten (10) days  after such  notice is given,  and Tenant
      shall  vacate the  Premises and  surrender  the same to  Landlord.  (3) If
      Landlord  fails to complete  the repair and  restoration  of the  Premises
      within six (6) months from the date of the casualty  (subject to Excusable
      Delays)  then  Tenant  shall have the right to cancel and  terminate  this
      Lease upon the delivery of a notice to Landlord  delivered  within fifteen
      (15) days after the expiration of the aforesaid six (6) months period. (4)
      Landlord agrees that it shall diligently pursue all repair and restoration
      work required on its part to be completed hereunder.

                                  ARTICLE XXIII

23.   MUTUAL WAIVER OF SUBROGATION

      23.1 Subject to paragraph  10.11 herein,  each party hereby waives any and
      all rights of  recovery  against the other for or arising out of damage to
      or destruction of the Premises or the Real Property and any other property
      of the other from causes to the extent  insured  under  standard  fire and
      extended  coverage  insurance  policies or endorsements to the extent that
      its insurance  policies then in effect permit such waiver.  If at any time
      during the Term any insurance  carrier which shall have issued a policy to
      either of the parties  covering the Real Property,  the Premises or any of
      the property of Tenant, shall refuse to consent to the waiver of the right
      to recovery with respect to any loss payable under such policy, or if such
      carrier  shall  consent  to  such  waiver  only  upon  the  payment  of an
      additional  premium (unless such additional premium is voluntarily paid by
      one of the parties hereto), or shall cancel a consent previously given, or
      shall cancel or threaten to cancel any policy  previously  issued and then
      in full  force and  effect,  then in any such  event,  the  waiver in this
      paragraph 23.1 shall thereupon be of no further force and effect as to the
      loss,  damage or destruction  covered by such policy except as hereinafter
      provided.  If,  however,  at any time  thereafter  such  consent  shall be
      obtained therefore from any existing or any substitute  insurance carrier,
      the waiver hereinabove provided for shall again become effective.

                                  ARTICLE XXIV

24.   CONDEMNATION

      24.1 If the  Premises  shall be acquired or  condemned  by eminent  domain
      proceeding,  or by giving of a deed in lieu of  thereof,  then and in that
      event,  the Term shall cease and terminate from the date of  title-vesting
      pursuant  to  such  proceeding  or  agreement.  If only a  portion  of the
      Premises  shall be so  acquired or  condemned,  this Lease shall cease and
      terminate at  Landlord's  option,  and if such option is not  exercised by
      Landlord, an equitable adjustment of the Basic Rent and Additional payable
      by Tenant for the remaining portion of the Premises shall be made. If 25 %
      or more of the Premises  shall be acquired or condemned,  the Tenant shall
      also  have  the  option  to  terminate  this  Lease.  In  the  event  of a
      termination  under this ARTICLE  XXIV,  other than for the  adjustment  of
      Basic Rent and Additional  Rent as  hereinbefore  mentioned,  Tenant shall
      have no claim whatsoever  against Landlord  including(without  limitation)
      any  claim  for the  value of any  unexpired  Term;  nor  shall  Tenant be
      entitled to claim or receive any portion of any amount that may be awarded
      as damages or paid as a result of such proceedings or as the result of any
      agreement  made by the condemning  authority  with Landlord.  Tenant shall
      assert no claim, including (without limitation) any claim for the value of
      any unexpired Term,  against the condemning  authority that may in any way
      impair or diminish Landlord's claims against such condemning authority.

<PAGE>

                                   ARTICLE XXV

25.   CHANGES SURROUNDING BUILDING

      25.1  This  Lease  shall  not be  affected  or  impaired  by  any  change,
      alteration or addition in, to or of any sidewalk, alley, street, landscape
      or structure  adjacent to or around the Building or Real Property,  except
      as provided in ARTICLE XXIV.

      25.2 Any changes in the  arrangement  or location of any public portion of
      the Building not  contained in the Premises or any part thereof  shall not
      constitute an eviction or disturbance of Tenant's use or possession of the
      Premises  provided  such  change  does  not  unreasonably  interfere  with
      Tenant's use of or ingress to and from the Premises and Landlord  shall be
      free to make such changes or alterations without liability to Tenant

      25.3  Landlord  may  designate a name and address for the Building and may
      change  the  same  from  time to time as  Landlord  sees  fit or as may be
      required by law.

                                  ARTICLE XXVI

26.   NOTICES

      26.1 Except as may be otherwise expressly provided in this Lease,  notices
      by either  party to the  other  shall be in  writing  and shall be sent by
      registered or certified  mail, by overnight mail by a reputable  overnight
      delivery service, by facsimile transmission or by hand delivery, addressed
      to Landlord or Tenant at their respective addresses  hereinabove set forth
      (or to the  appropriate  facsimile  number  in the  case  of  delivery  by
      facsimile  transmission)  or to such other  address as either  party shall
      hereafter designate by notice as aforesaid. All notices properly addressed
      shall be deemed  served upon receipt by the  addressee  or, in the case of
      notice by mail,  three (3) days  after the date of  mailing,  except  that
      notice of change of address shall not be deemed  served until  received by
      the addressee.

<PAGE>

                                  ARTICLE XXVII

27.   NO WAIVER

      27.1 No  delay  or  forbearance  by  Landlord,  no act or  undertaking  by
      Landlord  and/or no waiver by  Landlord  of any breach by Tenant of any of
      the terms,  covenants,  agreements,  or  conditions of this Lease shall be
      deemed to constitute a waiver of any current (unless Landlord so agrees in
      writing) or succeeding breach thereof, or a waiver of any breach of any of
      the terms, covenants, agreements and conditions herein contained.

      27.2 No  employee  of  Landlord  or of  Landlord's  agents  shall have any
      authority to accept the keys of the Premises prior to the Termination Date
      and the delivery of keys to any employee of Landlord or Landlord's  agents
      shall not operate as an acceptance  of a  termination  of this Lease or an
      acceptance of a surrender of the Premises.

      27.3 The receipt by Landlord  of the Basic Rent and  Additional  Rent with
      knowledge  of the breach of any covenant of this Lease shall not be deemed
      a waiver of such breach.  No payment by Tenant or receipt by Landlord of a
      lesser  amount  than the  monthly  Basic  Rent or a lesser  amount  of the
      Additional  Rent then due shall be deemed to be other  than on  account of
      the  earliest  stipulated  amount then due, nor shall any  endorsement  or
      statement on any check or any letter or other instrument  accompanying any
      check or payment as Basic Rent or Additional  Rent be deemed an accord and
      satisfaction  and  Landlord  may  accept  such  check or  payment  without
      prejudice to Landlord's right to recover the balance of such Basic Rent or
      Additional Rent or pursue any other remedy provided in this Lease.
      27.4 The failure of  Landlord to enforce any of the Rules and  Regulations
      as may be set by Landlord from time to time against  Tenant or against any
      other tenant in the Building shall not be deemed a waiver of any such Rule
      or Regulation.

                                 ARTICLE XXVIII

28.   LANDLORD'S RESERVED RIGHTS

      28.1 Landlord reserves the following rights: (1) if during or prior to the
      last  ninety  (90)  days of the  Term  Tenant  vacates  the  Premises,  to
      decorate,  remodel,  repair,  alter or otherwise  prepare the Premises for
      re-occupancy and, (2) to masterkey all locks to the Premises

      28.2  Landlord may enter upon the Premises and may exercise  either of the
      foregoing  rights hereby  reserved  without being deemed to have caused an
      eviction or disturbance of Tenant's use and possession of the Premises and
      without being liable in any manner to Tenant.

                                  ARTICLE XXIX

29.   LANDLORD'S LIABILITY

      29.1 Landlord, as well as Landlord's owners, servants,  employees, agents,
      or  licensees  shall not be liable  for any injury or damage to persons or
      property  resulting from fire,  explosion,  falling plaster,  steam,  gas,
      electricity,  water, rain, snow, or leaks from any part of the Building or
      from the pipes, appliances,  plumbing, or the roof, street, subsurface, or
      from any other place or by  dampness,  offensive  odors or noise or by any
      other cause of  whatsoever  nature,  unless  caused by or due to the gross
      negligence of Landlord or its agents.

      29.2 Should Tenant enter the Premises  prior to the  Commencement  of this
      Lease  for  the  purpose  of  making  any  installations,  alterations  or
      improvements  as may be  permitted  by  Landlord,  Landlord  shall have no
      liability or obligation for the care or preservation of Tenant's property,
      for personal injury, or otherwise.

      29.3  Tenant  agrees to take such steps,  at its own cost,  as it may deem
      necessary  and  adequate  for the  protection  of itself,  and its agents,
      employees,  invitees,  and licensees  against personal injury and property
      damage, by insurance, as a self-insurer or otherwise.

<PAGE>

                                   ARTICLE XXX

30.   TENANT'S LIABILITY

      30.1 Tenant shall hold Landlord  harmless from and indemnify  Landlord for
      all  expenses,  damages,  or fines,  incurred  or  suffered by Landlord by
      reason of any breach, violation, or non-performance by Tenant, its agents,
      servants,  employees,  invitees, or licensees of any covenant or provision
      of this  Lease,  or by reason of damage to persons or  property  caused by
      moving  property  of or for  Tenant in or out of the  Building,  or by the
      installation or removal of furniture or other property of or for Tenant or
      by reason of or arising out of the  carelessness,  negligence  or improper
      conduct of Tenant,  or its  agents,  servants,  employees,  invitees,  and
      licensees  in the  use or  occupancy  of the  Premises,  Building  or Real
      Property.  Any such expense shall be deemed  Additional  Rent,  due in the
      next calendar month after it is incurred.

                                  ARTICLE XXXI

31.   TENANT'S INSURANCE

      31.1  Notwithstanding  the  agreement  in  paragraph  29.2  above,  and in
      addition   thereto,   Tenant   covenants  to  provide  on  or  before  the
      Commencement  Date for the benefit of Landlord and Tenant, a comprehensive
      policy of liability  insurance to include hired and  non-owned  automobile
      coverage,  protecting Landlord and Tenant against any liability whatsoever
      occasioned by any occurrence on or about the Premises or any appurtenances
      thereto.  Such policy is to be written by insurance  companies admitted to
      do business in the State of New Jersey with a Best's Rating of A or better
      and a financial  size of 7 or better.  The limits of liability  thereunder
      shall not be less than the amount of Two Million  ($2,000,000.00)  Dollars
      per  occurrence  and per  location  with  respect to any one person,  with
      respect to any one accident,  and with respect to property damage and with
      a Four Million  ($4,000,000.00)  Dollar  aggregate.  Such insurance may be
      carried under a blanket policy  covering the Premises and other  locations
      of Tenant,  if any. In addition,  Tenant covenants to provide on or before
      the  Commencement  Date  for  the  benefit  of  Landlord  and  Tenant,  an
      automobile  policy for owned vehicles with a combined single limit (Bodily
      Injury and  Property  Damage) of One Million  ($1,000,000.00)  Dollars per
      occurrence.

      31.2 Prior to the time such  insurance  is first  required by this ARTICLE
      XXXI to be carried by Tenant,  and  thereafter,  at least thirty (30) days
      prior to the  expiration  of any such policy,  Tenant agrees to deliver to
      Landlord  either  a  duplicate  original  of  the  aforesaid  policy  or a
      certificate evidencing such insurance, including the Landlord and the then
      current managing agent as an additional insured, together with evidence of
      payment  for the  policy.  Said  policy or  certificate  shall  contain an
      endorsement  that such  insurance  may not be canceled  except upon thirty
      (30) days notice to Landlord.

<PAGE>

      31.3 Upon failure at any time on the part of Tenant to procure and deliver
      to  Landlord  the  policy or  certificate  of  insurance,  as  hereinabove
      provided,  stamped  "Premium Paid" by the issuing  company at least thirty
      (30)  days  before  the  expiration  of  the  prior  insurance  policy  or
      certificate,  if any, or to pay the premiums therefore,  Landlord shall be
      at liberty,  from time to time, as often as such failure  shall occur,  to
      procure such insurance and to pay the premium therefore, and any sums paid
      for insurance by Landlord shall be and become, and are hereby declared, to
      be Additional  Rent  hereunder for the  collection of which Landlord shall
      have  all  the  remedies  provided  for in  this  Lease  or by law for the
      collection of rent. Payment by Landlord of such premium or the carrying by
      Landlord  of any such  policy  shall not be deemed to waive or release the
      default of Tenant with respect  thereto.  Tenant's  failure to provide and
      keep in force the aforementioned  insurance shall be regarded as a Default
      hereunder  entitling  Landlord by exercise  any or all of the  remedies as
      provided in this Lease in the event of Default.

                                  ARTICLE XXXII

32.   MECHANICS' LIENS

      32.1  Subject to  paragraph  18.1(5)  herein,  any  mechanic's  lien filed
      against  the Real  Property  for work  claimed  to have been done for,  or
      materials  claimed to have been  furnished  to,  Tenant shall be bonded or
      discharged  by Tenant  within  five (5) days after  notice of  filing,  at
      Tenant's expense.  Notwithstanding anything herein to the contrary, Tenant
      shall forever  indemnify  and hold Landlord  harmless from and against any
      and all claims  arising  from said liens  including  all costs,  expenses,
      losses,  fines and penalties,  including,  without limitation,  reasonable
      attorneys fees related thereto or resulting  therefrom.  This clause shall
      survive the Term of this Lease.

      32.2 Neither  Tenant nor anyone  acting under color of authority of Tenant
      shall have any power,  right or  authority  to bind  Landlord  to any act,
      contract or  agreement  which will  impose,  create or be deemed to be the
      basis for the  imposition of a mechanic's  lien or any other lien or claim
      upon or against  the  Premises,  Building or Real  Property or  Landlord's
      interest therein.  Landlord shall have nor  responsibility or liability to
      Tenant or anyone acting under color of authority of Tenant, including, but
      not  limited to, any  contractor,  subcontractor,  supplier,  materialman,
      workman, or other person, firm or corporation who shall participate in the
      construction  of any  improvements,  additions,  alterations,  changes  or
      replacements in, on or to the Premises.

                                 ARTICLE XXXIII

33.   NOTICE OF FIRE AND ACCIDENTS
      33.1  Tenant  shall  give  Landlord  immediate  notice  in case of fire or
      accident on the Premises or, in case of fire or accident involving Tenant,
      its servants,  agents, employees,  invitees, or licensees, in the Building
      or on the Real Property.

                                  ARTICLE XXXIV

34.   RELEASE OF LANDLORD

      34.1 The term  "Landlord"  as used in this Lease  means only the owner for
      the time being of the Real  Property  or the lessee of a lease of the Real
      Property.  In the event of any  transfer  of title to or lease of the Real
      Property,  the Landlord shall be and hereby is entirely freed and relieved
      of all covenants and  obligations of Landlord  accruing from and after the
      date of said  transfer  hereunder  and  this  Lease  shall be  deemed  and
      construed as a covenant  running with the Land without  further  agreement
      between the parties or their successors in interest.

      34.2 Landlord, as well as Landlord's owners, servants,  employees,  agents
      or licensees shall be under no personal or recourse liability with respect
      to any of the  provisions  of this Lease,  and if Landlord is in breach or
      default with respect to its  obligations  or otherwise,  Tenant shall look
      solely to the equity of Landlord in the Real Property for the satisfaction
      of  Tenant's  remedies.   It  is  expressly  understood  and  agreed  that
      Landlord's  liability  under  the  terms,   covenants,   conditions,   and
      obligations  of this Lease shall in no event exceed the loss of its equity
      in the Real Property.

                                  ARTICLE XXXV

35.   USE OF SECURITY DEPOSIT

      35.1 In the event of a default  of Tenant in  respect of any of the terms,
      covenants or conditions of this Lease,  without regard to any provision in
      this Lease regarding notice to cure, Landlord may use, apply or retain the
      whole or any part of the Security  Deposit to the extent  required for the
      payment of any Basic Rent,  Additional  Rent, or any other sum as to which
      Tenant is in default,  or for any sum which  Landlord may expend or may be
      required to expend by reason of Tenant's  Default in respect to any of the
      terms,  covenants,  or conditions of this Lease, including but not limited
      to, any damages or deficiency accrued before or after summary  proceedings
      or other re-entry by Landlord.  In the event that Landlord may at any time
      or from  time to time use,  apply or  retain  the whole or any part of the
      Security  Deposit as  aforesaid,  Tenant  shall  immediately  restore  the
      Security Deposit to the sum thereof prior to any such use,  application or
      retention. In the event that Tenant shall fully and faithfully comply with
      all of the terms,  covenants,  and conditions of this Lease, the remaining
      amount of the  Security  Deposit  shall be  returned  to  Tenant,  without
      interest,  after the Termination  Date and after delivery of possession of
      the entire Premises to Landlord.

      35.2 In the event of a sale of the Real  Property  or a  leasing  thereof,
      Landlord  shall have the right to  transfer  the  Security  Deposit to the
      vendee or lessee,  as the case may be, and  Landlord  shall  thereupon  be
      released  by Tenant  from all  liability  for the return of such  Security
      Deposit transferred to the new Landlord;  and Tenant agrees to look to the
      new  Landlord  solely for the return of the  Security  Deposit;  and it is
      agreed  that the  provisions  thereof  shall  apply to every  transfer  or
      assignment made of the Security Deposit to a new Landlord.  Tenant further
      covenants  that it will not  assign or  encumber,  or attempt to assign or
      encumber the Security Deposit and that neither Landlord nor its successors
      or  assigns  shall  be  bound  by  any  such   assignment,   or  attempted
      encumbrance.

                                  ARTICLE XXXVI

36.   SIGNS

      36.1 Tenant shall have the right and privilege of erecting at the Premises
      only such exterior  signs as are required by the Tenant for the purpose of
      identifying  the Tenant,  provided  that the Tenant  obtains prior written
      approval of  Landlord,  who shall have the  absolute  right to control the
      size,  material,  design and  content of such signs  which  signs shall be
      consistent  aesthetically  with the signs  erected  or to be erected on or
      adjacent to the Building of which the Premises are a part.  The said signs
      shall comply with the ordinances, rules, regulations,  and/or standards of
      any  applicable   governmental  boards  and  bureaus  having  jurisdiction
      thereof.  The  erection  of such  signs  shall not cause any damage to the
      Building or its improvements, and in any event Tenant shall be responsible
      at its cost and expense  for the repair of any such damage  caused by sign
      installation  as hereinabove  referred to. It is expressly  understood and
      agreed that the Tenant shall not erect roof signs,  and at the termination
      of the Term and any renewal  term,  Tenant,  at its cost shall  remove all
      signs and repair all damage occasioned by said removal.

<PAGE>

      36.2 Landlord will erect and maintain a directory  identifying all tenants
      of the Building.

                                 ARTICLE XXXVII

37.   GLASS

      37.1 The Tenant expressly  covenants and agrees to immediately replace any
      broken glass in the windows or other  apertures of the Premises  which may
      become damaged or destroyed at its cost and expense, unless said damage is
      the result of the acts of the Landlord,  its agents,  employees,  servants
      and business  invitees.  Tenant  covenants  and agrees that it will either
      carry plate glass  insurance or, in lieu thereof,  Tenant will self insure
      and  will,  at its own cost and  expense,  replace  the said  plate  glass
      hereinabove  referred to. If Tenant obtains insurance  coverage,  it shall
      furnish to Landlord a certificate  of insurance  evidencing  such coverage
      together with such renewals thereof,  as shall be required during the Term
      of the Lease.

                                 ARTICLE XXXVIII

38.   HAZARDOUS WASTE, AIR, WATER AND GROUND POLLUTION

      38.1 Tenant hereby  warrants that its Standard  Industrial  Classification
      (SIC)  code  is .  If  Tenant's  SIC  code  shall  ever  change  it  shall
      immediately notify Landlord of such change.  Tenant shall not (either with
      or without negligence) cause or permit the escape,  disposal or release of
      any  biological or chemically  active or other  hazardous  substances,  or
      materials. Tenant shall not allow the storage or use of such substances or
      materials in any manner not sanctioned by law or by the highest  standards
      prevailing  in the industry for the storage and use of such  substances or
      materials,  nor allow to be brought  into the  Premises,  Building or Real
      Property any such  materials or  substances  except to use in the ordinary
      course of Tenant's  business,  and then only after written notice is given
      to  Landlord of the  identity of such  substances  or  materials.  Without
      limitation,   hazardous  substances  and  materials  shall  include  those
      described in the Comprehensive  Environmental  Response,  Compensation and
      Liability Act of 1980,  as amended,  42 U.S.C.  Section 9601 et seq.,  the
      Resource Conservation and Recovery Act, as amended, 42 U.S.C. Section 6901
      et seq., any applicable  state or local laws and the  regulations  adopted
      under these acts. If any lender or governmental  agency shall ever require
      testing to  ascertain  whether or not there has been  release of hazardous
      materials, then the reasonable costs thereof shall be reimbursed by Tenant
      to Landlord upon demand as additional charges if such requirement  applies
      particularly   to  the  Premises.   In  addition,   Tenant  shall  execute
      affidavits,  representations  and the like from time to time at Landlord's
      request concerning Tenant's knowledge and belief regarding the presence of
      hazardous substances or materials on the Premises.  In all events,  Tenant
      shall indemnify  Landlord in the manner  elsewhere  provided in this Lease
      from any release of hazardous  materials on the Premises  occurring  while
      Tenant is in  possession,  or  elsewhere  if  caused by Tenant or  persons
      acting under Tenant.  The within covenants shall survive the expiration or
      earlier  termination of the Lease Term. The Tenant expressly covenants and
      agrees to indemnify,  defend,  and save the Landlord  harmless against any
      claim, damage,  liability,  costs,  penalties, or fines which the Landlord
      may  suffer as a result of Air,  Water or  Ground  Pollution  (hereinafter
      referred  to as  ("Pollution")  caused  by the  Tenant  in its  use of the
      Premises.   The  Tenant  covenants  and  agrees  to  notify  the  Landlord
      immediately of any claim or notice served upon it with respect to any such
      claim that the Tenant is causing Pollution;  and the Tenant, in any event,
      will take immediate steps to halt,  remedy or cure any Pollution caused by
      the  Tenant  by its use of the  Premises.  The  foregoing  covenant  shall
      survive the expiration or termination of the within Lease.

                                  ARTICLE XXXIX

39.   ISRA COMPLIANCE; CONDITION PRECEDENT TO ASSIGNMENT AND SUBLEASE

<PAGE>

      39.1  Tenant  shall not cause the  Premises  to be used as an  "Industrial
      Establishment" as defined under the New Jersey Industrial Site Remediation
      Act, N.J.S.A.  13:1K-6 et seq. ("the Act") and all regulations promulgated
      pursuant to the Act.  Tenant shall,  at Tenant's own expense,  comply with
      the Act,  Tenant shall,  at Tenant's own expense,  provide all information
      within Tenant's control  requested by Landlord or the Bureau of Industrial
      Site Evaluation for the preparation of submissions,  declarations, reports
      and  plans  pursuant  to  the  Act.  If  the  New  Jersey   Department  of
      Environmental  Protection  (DEP) or any successor  agency shall  determine
      that a clean-up plan be prepared and that a clean-up be undertaken because
      of any  spills or  discharges  of  hazardous  substances  or wastes at the
      Premises  or  elsewhere  if Tenant or persons  acting  under  Tenant or on
      behalf of Tenant caused such release,  then Tenant shall,  at Tenant's own
      expense,  prepare and submit the required plans and carry out the approved
      plans. Tenant shall indemnify,  defend and save harmless Landlord from all
      costs, expenses, fines, suits, procedures,  claims and actions of any kind
      arising out of or in any way connected  with any such spills or discharges
      of hazardous  substances  or wastes at the Premises or elsewhere if caused
      by Tenant or persons acting under Tenant or on behalf of Tenant.  Tenant's
      obligations  and liability  under this Paragraph shall survive the Term of
      this Lease and shall continue so long as Landlord remains  responsible for
      any  spills  or  discharges  or  hazardous  substances  or  wastes  at the
      Premises.  Tenant also agrees to cooperate  with the Landlord in obtaining
      ISRA approval.

      39.2 As a condition  precedent to Tenant's right to sublet the Premises or
      to assign this Lease, Tenant shall, at Tenant's own expense,  first comply
      with ISRA and all other  Environmental  Laws,  and fulfill all of Tenant's
      environmental  obligations under this Lease pursuant to this ARTICLE which
      also arise upon  termination  of Tenant's  Lease Term.  If this  condition
      shall not be  satisfied,  the  Landlord  shall have the right to  withhold
      consent to sublet or assignment.

                                   ARTICLE XL

40.   TENANT RELOCATION

                 40.1  Notwithstanding any other provisions of this Lease to the
                 contrary,  the Landlord  reserves the right,  from time to time
                 upon 120 days advance written notice to the Tenant, to relocate
                 Tenant to equivalent  substituted space of approximately  equal
                 square footage in the Building.  Such  substituted  space shall
                 then  constitute  the Premises  under this Lease and this Lease
                 shall  remain in full  force and  effect  without  modification
                 except  as  may  be   appropriate  to  take  into  account  any
                 differences in the square footage of such substituted space. In
                 such event the  Landlord  shall pay all of Tenant's  reasonable
                 costs of  moving  and  reinstallation  of  telephone  and other
                 equipment in the substituted space. In addition, Landlord shall
                 reimburse   Tenant  for  decorating  and   preparation  of  the
                 substituted  space, in such manner as shall be similar or equal
                 to that which  existed in the Premises;  and the  reimbursement
                 costs shall be so limited.

                 40.2 In the event  Tenant  shall fail or refuse to  relocate to
                 the  substituted  space when the same shall  become  available,
                 then and  thereafter,  during the period of Tenant's  continued
                 occupancy in the Premises,  Tenant shall be deemed and shall be
                 a  holdover  tenant  of the  Premises  and  shall be  liable to
                 Landlord  therefore as well as being liable to Landlord for its
                 tenancy of the substituted space.

                                   ARTICLE XLI

41.   NET RENT

      41.1 It is agreed  between  Landlord and Tenant that,  except as otherwise
      specifically  provided in this Lease,  the Basic Rent shall be  absolutely
      net to Landlord, so that the Lease shall yield, net, to Landlord the Basic
      Rent  specified  on Page One hereof in each  month  during the term of the
      Lease,  and any other  costs or expense  relating  to the Leased  Premises
      which may arise or become due during or following  the Term of this Lease,
      shall be paid by the Tenant, in accordance with the terms hereof.

                                  ARTICLE XLII

42.   MISCELLANEOUS

      42.1 ENTIRE  AGREEMENT:  This Lease contains the entire agreement  between
      the parties, and any attempt hereafter made to change, modify,  discharge,
      or  effect  an  abandonment  of it in whole  or in part  shall be void and
      ineffective  unless  in  writing  and  signed by the  party  against  whom
      enforcement  of the change,  modification,  discharge,  or  abandonment is
      sought.

      42.2 JURY TRIAL WAIVER:  Landlord and Tenant do hereby waive trial by jury
      in any  action,  proceeding,  or  counterclaim  brought  by  either of the
      parties hereto against the other on any matter  whatsoever  arising out of
      or in any connection  with this Lease,  the  relationship  of Landlord and
      Tenant,  Tenant's  use or  occupancy  of the  Premises,  and/or any claim,
      injury or damage, or any emergency or statutory remedy.

<PAGE>

      42.3  FORCE  MAJEURE:   If,  by  reason  any   circumstance  or  condition
      constituting  Excusable  Delay,  Landlord  shall be unable to fulfill  its
      obligations  under this Lease or shall be unable to supply a service which
      Landlord is obligated to supply, this Lease and Tenant's obligation to pay
      Basic Rent and  Additional  Rent  hereunder  shall in no way be  affected,
      impaired, or excused.

      42.4 BROKER:  Tenant represents that it has not dealt with any real estate
      broker in  connection  with this  Lease,  other  than the  Broker.  Tenant
      indemnifies  and holds  Landlord  harmless of and from any and all claims,
      liabilities,  costs, or damages Landlord may incur as a result of a breach
      of this representation,  or as a result of any claim asserted on the basis
      of   allegations   that  would   involve   (if  true)  a  breach  of  this
      representation.

      42.5  SEPARABILITY:  If  any  term  or  provision  of  this  Lease  or the
      application thereof to any person or circumstance shall, to any extent, be
      invalid or unenforceable,  the remainder of this Lease, or the application
      of such term or provision to persons or circumstances  other than those to
      which it is held invalid or  unenforceable,  shall not be affected thereby
      and all  other  terms  and  provisions  of this  Lease  shall be valid and
      enforced to the fullest extent permitted by law.

      42.6       INTERPRETATION:

                 42.6.1  Whenever in this Lease any words of  obligation or duty
                 are used,  such words or expressions  shall have the same force
                 and effect as though made in the form of covenants.

                 42.6.2  Words of any gender used in this Lease shall be held to
                 include any other gender, and words in singular number shall be
                 held to include the plural, when the sense requires.

                 42.6.3 All pronouns and any variations thereof shall be deemed
                 to refer to the  neuter,  masculine,  feminine,  singular,  or
                 plural as the identity of the Tenant requires.

                 42.6.4 No rules of  construction  shall  apply by reason of the
                 identity  of  the  draftsperson  of the  Lease.  No  remedy  or
                 election  given by any  provision in this Lease shall be deemed
                 exclusive  unless  so  indicated,   but  each  shall,  wherever
                 possible,  be  cumulative  with all  other  remedies  in law or
                 equity  except  as  otherwise   specifically   provided.   Each
                 provision  hereof  shall  be  deemed  both  a  covenant  and  a
                 condition and shall run with the land.

                 42.6.5 If, and to the extent that, any of the provisions of any
                 Rider to this Lease conflict or are otherwise inconsistent with
                 any of the preceding  provisions of this Lease, or of the Rules
                 and  Regulations  appended to this  Lease,  whether or not such
                 inconsistency  is expressly noted in the Rider,  the provisions
                 of the Rider shall prevail,  and in case of inconsistency  with
                 said  Rules and  Regulations,  shall be deemed a waiver of such
                 Rules and  Regulations  with respect to Tenant to the extent of
                 such inconsistency.

                 42.6.6  Tenant  agrees  that  all  of  Tenant's  covenants  and
                 agreements herein contained  providing for the payment of money
                 and  Tenant's  covenant  to remove  mechanics'  liens  shall be
                 deemed conditions as well as covenants,  and that if default be
                 made in any  such  covenants,  Landlord  shall  have all of the
                 rights provided for herein.

                 42.6.7  The  parties  mutually  agree  that  the  headings  and
                 captions  contained in this Lease are inserted for  convenience
                 of  reference  only,  and are not to be deemed part of or to be
                 used in construing this Lease.

                 42.6.8 The covenants and  agreements  herein  contained  shall,
                 subject to the provisions of this Lease,  bind and inure to the
                 benefit of Landlord,  its successors  and assigns,  and Tenant,
                 its successors and assigns except as otherwise provided herein.

                 42.6.9 It is further  understood  and agreed that  wherever the
                 provisions of this Lease require that Landlord shall approve or
                 consent,  Landlord  agrees not to  unreasonably  withhold  such
                 prompt  approval and consent and wherever Tenant is required to
                 do anything to the  satisfaction of Landlord it shall be deemed
                 except as set forth in ARTICLE XII that reasonable satisfaction
                 of Landlord will be sufficient.

                 42.6.10 This Lease has been executed and delivered in the State
                 of New Jersey and shall be  construed  in  accordance  with the
                 laws of the  State  of New  Jersey,  and  Landlord  and  Tenant
                 acknowledge that all of the applicable statutes of the State of
                 New  Jersey  are  superimposed  on  the  rights,   duties,  and
                 obligations  of Landlord  and Tenant  hereunder  and this Lease
                 shall not otherwise provide that which said statutes prohibit.

<PAGE>

                 42.6.11 Landlord has made no  representations  or promises with
                 respect  to  the  Premises  or the  Real  Property,  except  as
                 expressly  contained herein.  Tenant has inspected the Premises
                 and agrees to take the same in an "as is" condition,  except as
                 otherwise   expressly  set  forth.   Landlord   shall  have  no
                 obligation,  except as herein set forth,  to do any work in and
                 to the Premises to render them ready for  occupancy  and use by
                 Tenant.

                 42.6.12  Tenant  shall not record  this Lease or a  memorandum
                 thereof.

         42.7 FINANCIAL STATEMENTS:  Tenant agrees at Landlord's request to file
         periodically  with the  Landlord  or its  mortgagee(s)  copies  of such
         financial  information  as is  commercially  reasonable in light of the
         request.

         42.8 PARKING: Tenant shall not use more than the number of undesignated
         parking spaces allotted and referred to in this Lease. ARTICLE XLIII

43.  LETTER OF CREDIT

      43.1 (a) On or before  execution of this Lease,  Tenant shall deposit with
Landlord a Letter of Credit  ("L/C") in the amount of nine thousand  sixty three
dollars  and eighty  eight cents  ($9,063.88)  (as such amount may be reduced in
accordance  with Section  43.6,  the "L/C  Amount") as security for the full and
punctual  performance by Tenant of Tenant's covenants and obligations under this
Lease.  Tenant  may, at its option,  convert  the entire cash  security  deposit
balance to an L/C. If the amount referred to above and hereafter shall then mean
the new amount for all purposes.

                 (b) The L/C shall be (I)  unconditional  and irrevocable,  (ii)
issued by a bank  acceptable to Landlord,  (iii) payable at a branch  located in
New Jersey,  (iv) payable to Landlord  solely upon  presentation of sight draft,
(v) transferable by the beneficiary  without additional charge,  (vi) payable in
multiple  drafts,  (vii) subject to Section 43.3, for a period  commencing  upon
issuance and expiring no earlier than (the "L/C Expiration  Date") and (viii) in
form reasonably acceptable to Landlord.

      43.2 If Tenant  defaults in the  performance  and observance of any of the
terms,  covenants and conditions of this Lease (including,  without  limitation,
the  payment of Base Rent or,  Additional  Rent or any other sums due under this
Lease, beyond the expiration of any applicable notice and grace period, Landlord
may,  at its option,  draw upon the L/C, in whole or in part,  or any funds then
being held by Landlord as security or Tenant's obligations under this Lease, and
use,  apply or  retain  all or any  portion  of such  money  only to the  extent
required for the payment of any Basic Rent, or Additional  Rent or any other sum
as to which Tenant is in default  whether such damages or  deficiency  accrue or
accrues before or after summary proceedings or re-entry by Landlord. If Landlord
draws upon the L/C of Credit, Tenant shall deposit with Landlord within five (5)
business days thereafter a supplemental or new L/C meeting the same requirements
set forth in  Section  43.1 (a) and (b),  or cash in credit  issues on behalf of
Tenant and then held by Landlord  pursuant to this Article XLIII plus the amount
of any cash  deposited  by Tenant (but  excluding  any cash  proceeds of any L/C
drawn by  Landlord)  shall not be less than the L/C Amount.  In the event Tenant
does  not  deposit  with  Landlord  a  supplemental   or  new  L/C  as  provided
hereinabove,  Tenant  shall be  considered  in Default of the Lease and Landlord
reserves all of its rights as contained in this Lease.

      43.3 Notwithstanding  anything in Section 43.1(b) to the contrary,  Tenant
may deliver a L/C that expires prior to the L/C Expiration  Date,  provided that
(i) such L/C  shall  be for a term of not less  than one (1) year and  expressly
provides that the L/C shall  automatically  be renewed for  successive  one-year
period unless the issuer shall have provided the beneficiary with written notice
of such  non-renewal at least thirty (30) days prior to the then expiration date
of the L/C and (ii) at least  thirty (30) days prior to the  expiration  of said
L/C, Tenant shall deliver to Landlord a supplemental or new L/C meeting the same
requirements  set forth in  Section  43.1(b).  The  failure  of Tenant to timely
deliver a new or  supplemental  L/C in  accordance  with the  provisions  of the
Article XLIII or Landlord's receipt of notice from the issuing bank that the L/C
will not be renewed  shall  entitle  Landlord  to draw down the L/C and hold and
apply such proceeds to Tenant on the terms and conditions of this Article XLIII.

      43.4 (a) If, at the L/C Expiration  Date,  Landlord has not drawn upon the
L/C (unless  Landlord shall have been  prevented or restrained  from doing so by
the  order of a court of  jurisdiction),  the L/C  shall be  returned  to Tenant
within thirty (30) business days thereafter.

                 (b) If, at the L/C Expiration Date,  Landlord has the L/C drawn
upon by Landlord,  the proceeds which shall not be used,  applied or retained by
Landlord pursuant to Section 43.2 shall be returned to Tenant.

      43.5 In the event of a sale of the Building,  Landlord  shall transfer the
L/C and the  unutilized  proceeds of any draw down thereof to the transferee and
upon such  transfer  Landlord  shall  thereupon  be  released by Tenant from all
liability for the return of such  security.  Tenant shall look solely to the new
landlord for the return of the security.  The  provisions  hereof shall apply to
every  transfer or assignment  made of the security to a new landlord.  If sixty
(60) days prior to the date of such  sale,  Landlord  shall be holding  the L/C,
Tenant shall upon thirty (30) days prior notice deliver a substitute L/C meeting
the same  requirements  set forth in Section 43.1(b) and naming the new landlord
as the new beneficiary thereof provided that Landlord  simultaneously deliver to
Tenant (or to the issuing  bank) the L/C held by Landlord for  cancellation.  In
the event Tenant shall fail to comply with its  obligations to deliver a new L/C
as set forth  herein,  Landlord  may draw upon the L/C and transfer the proceeds
thereof to the new landlord.  If Landlord  shall  transfer the L/C in accordance
with  its term to the new  landlord,  Tenant  shall  pay  Landlord  all fees and
charges of the issuer of the L/C within ten (10) days after demand therefor.

<PAGE>

43.6 Tenant  shall not assign or  encumber or attempt to assign or encumber  the
L/C or any moneys drawn from such L/C and neither Landlord nor its successors or
assigns shall be bound by such assignment,  encumbrance, attempted assignment or
attempted   encumbrance.   In  the  event  that  any   bankruptcy,   insolvency,
reorganization  or other  debtor-creditor  proceedings shall be instituted by or
against Tenant, its successors or assigns, or any guarantor of Tenant hereunder,
Landlord  may draw upon the L/C, in whole or in part,  and use,  apply or retain
all or a portion of such money for the payment of any rent as to which Tenant is
in default for periods  prior to the  institution  of such  proceedings  and the
balance, if any, shall be held by Landlord in accordance with Section 43.4(b).

      IN WITNESS  WHEREOF,  the parties  hereto have  executed this Lease on the
date first above written.

WITNESS:                                     LANDLORD:
                                              REGENT PARK ASSOCIATES
                                              By: Janfel-Regent Park Corp.

/s/ Linda Haneveld                            /s/ Peter Schofel
-------------------                           ----------------------------------
                                              By: Peter Schofel, Vice President

WITNESS:                                      TENANT:
                                              American Disease
                                              Management Associates

/s/ Linda Haneveld                            /s/ Bruce Blake
-------------------                           ----------------------------------
                                              By: Bruce Blake, President

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