Document:

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                                                                    EXHIBIT 10.1

NEITHER THESE SECURITIES NOR THE SECURITIES ISSUABLE UPON EXERCISE OF THESE
SECURITIES HAVE BEEN REGISTERED WITH THE SECURITIES AND EXCHANGE COMMISSION OR
THE SECURITIES COMMISSION OF ANY STATE IN RELIANCE UPON AN EXEMPTION FROM
REGISTRATION UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE "SECURITIES
ACT"), AND, ACCORDINGLY, MAY NOT BE OFFERED OR SOLD EXCEPT PURSUANT TO AN
EFFECTIVE REGISTRATION STATEMENT UNDER THE SECURITIES ACT OR PURSUANT TO AN
AVAILABLE EXEMPTION FROM, OR IN A TRANSACTION NOT SUBJECT TO, THE REGISTRATION
REQUIREMENTS OF THE SECURITIES ACT AND IN ACCORDANCE WITH APPLICABLE STATE
SECURITIES LAWS AS EVIDENCED BY A LEGAL OPINION OF COUNSEL TO THE TRANSFEROR TO
SUCH EFFECT, THE SUBSTANCE OF WHICH SHALL BE REASONABLY ACCEPTABLE TO THE
COMPANY. THESE SECURITIES AND THE SECURITIES ISSUABLE UPON EXERCISE OF THESE
SECURITIES MAY BE PLEDGED IN CONNECTION WITH A BONA FIDE MARGIN ACCOUNT SECURED
BY SUCH SECURITIES.

                             DIGITAL RECORDERS, INC.

                                     WARRANT

Warrant No. 2004-12                          Original Issue Date: April 26, 2004

         Digital Recorders, Inc., a North Carolina corporation (the "COMPANY"),
hereby certifies that, for value received, Roth Capital Partners, LLC or its
registered assigns (the "HOLDER"), is entitled to purchase from the Company up
to a total of 62,500 shares of Common Stock (each such share, a "WARRANT Share"
and all such shares, the "WARRANT SHARES"), at any time and from time to time
from and after the six month anniversary of the date hereof and through and
including April 26, 2009 (the "EXPIRATION DATE"), and subject to the following
terms and conditions:

         1. Definitions. As used in this Warrant, the following terms shall have
the respective definitions set forth in this Section 1. Capitalized terms that
are used and not defined in this Warrant that are defined in the Purchase
Agreement (as defined below) shall have the respective definitions set forth in
the Purchase Agreement.

         "BUSINESS DAY" means any day except Saturday, Sunday and any day that
is a federal legal holiday in the United States or a day on which banking
institutions in the State of New York are authorized or required by law or other
government action to close.

         "COMMON STOCK" means the common stock of the Company, par value $0.10
per share, and any securities into which such common stock may hereafter be
reclassified.

         "EXERCISE PRICE" means $10.25, subject to adjustment in accordance with
Section 9.

<PAGE>

         "ORIGINAL ISSUE DATE" means the Original Issue Date first set forth on
the first page of this Warrant.

         "NEW YORK COURTS" means the state and federal courts sitting in the
City of New York, Borough of Manhattan.

         "PURCHASE AGREEMENT" means the Securities Purchase Agreement, dated
April 21, 2004, to which the Company and the original Holder are parties.

         "TRADING DAY" means (i) a day on which the Common Stock is traded on a
Trading Market (other than the OTC Bulletin Board), or (ii) if the Common Stock
is not listed on a Trading Market (other than the OTC Bulletin Board), a day on
which the Common Stock is traded in the over-the-counter market, as reported by
the OTC Bulletin Board, or (iii) if the Common Stock is not quoted on any
Trading Market, a day on which the Common Stock is quoted in the
over-the-counter market as reported by the National Quotation Bureau
Incorporated (or any similar organization or agency succeeding to its functions
of reporting prices); provided, that in the event that the Common Stock is not
listed or quoted as set forth in (i), (ii) and (iii) hereof, then Trading Day
shall mean a Business Day.

         2. Registration of Warrant. The Company shall register this Warrant
upon records to be maintained by the Company for that purpose (the "WARRANT
REGISTER"), in the name of the record Holder hereof from time to time. The
Company may deem and treat the registered Holder of this Warrant as the absolute
owner hereof for the purpose of any exercise hereof or any distribution to the
Holder, and for all other purposes, absent actual notice to the contrary.

         3. Registration of Transfers. The Company shall register the transfer
of any portion of this Warrant in the Warrant Register, upon surrender of this
Warrant, with the Form of Assignment attached hereto duly completed and signed,
to the Company at its address specified herein. Upon any such registration or
transfer, a new Warrant to purchase Common Stock, in substantially the form of
this Warrant (any such new Warrant, a "NEW WARRANT"), evidencing the portion of
this Warrant so transferred shall be issued to the transferee and a New Warrant
evidencing the remaining portion of this Warrant not so transferred, if any,
shall be issued to the transferring Holder. The acceptance of the New Warrant by
the transferee thereof shall be deemed the acceptance by such transferee of all
of the rights and obligations of a holder of a Warrant.

         4. Exercise and Duration of Warrants. This Warrant shall be exercisable
by the registered Holder at any time and from time to time from and after the
six month anniversary of the date hereof and through and including the
Expiration Date. At 6:30 p.m., New York City time on the Expiration Date, the
portion of this Warrant not exercised prior thereto shall be and become void and
of no value. The Company may not call or redeem any portion of this Warrant
without the prior written consent of the affected Holder.

         5. Delivery of Warrant Shares.

                  (a) To effect exercises hereunder, the Holder shall not be
required to physically surrender this Warrant unless the aggregate Warrant
Shares represented by this Warrant is being exercised. Upon delivery of the
Exercise Notice (in the form attached hereto)

                                       2
<PAGE>

to the Company (with the attached Warrant Shares Exercise Log) at its address
for notice set forth herein and upon payment of the Exercise Price multiplied by
the number of Warrant Shares that the Holder intends to purchase hereunder, the
Company shall promptly (but in no event later than three Trading Days after the
Date of Exercise (as defined herein)) issue and deliver to the Holder, a
certificate for the Warrant Shares issuable upon such exercise, which, unless
otherwise required by the Purchase Agreement, shall be free of restrictive
legends. The Company shall, upon request of the Holder and subsequent to the
date on which a registration statement covering the resale of the Warrant Shares
has been declared effective by the Securities and Exchange Commission, use its
reasonable best efforts to deliver Warrant Shares hereunder electronically
through the Depository Trust Corporation or another established clearing
corporation performing similar functions, if available, provided, that, the
Company may, but will not be required to change its transfer agent if its
current transfer agent cannot deliver Warrant Shares electronically through the
Depository Trust Corporation. A "DATE OF EXERCISE" means the date on which the
Holder shall have delivered to the Company: (i) the Exercise Notice (with the
Warrant Exercise Log attached to it), appropriately completed and duly signed
and (ii) if such Holder is not utilizing the cashless exercise provisions set
forth in this Warrant, payment of the Exercise Price for the number of Warrant
Shares so indicated by the Holder to be purchased.

                  (b) If by the third Trading Day after a Date of Exercise the
Company fails to deliver the required number of Warrant Shares in the manner
required pursuant to Section 5(a), then the Holder will have the right to
rescind such exercise.

                  (c) If by the third Trading Day after a Date of Exercise the
Company fails to deliver the required number of Warrant Shares in the manner
required pursuant to Section 5(a), and if after such third Trading Day and prior
to the receipt of such Warrant Shares, the Holder purchases (in an open market
transaction or otherwise) shares of Common Stock to deliver in satisfaction of a
sale by the Holder of the Warrant Shares which the Holder anticipated receiving
upon such exercise (a "BUY-IN"), then the Company shall (1) pay in cash to the
Holder the amount by which (x) the Holder's total purchase price (including
brokerage commissions, if any) for the shares of Common Stock so purchased
exceeds (y) the amount obtained by multiplying (A) the number of Warrant Shares
that the Company was required to deliver to the Holder in connection with the
exercise at issue by (B) the closing bid price of the Common Stock on the date
of the sale giving rise to such purchase obligation and (2) at the option of the
Holder, either reinstate the portion of the Warrant and equivalent number of
Warrant Shares for which such exercise was not honored or deliver to the Holder
the number of shares of Common Stock that would have been issued had the Company
timely complied with its exercise and delivery obligations hereunder. The Holder
shall provide the Company written notice indicating the amounts payable to the
Holder in respect of the Buy-In.

                  (d) The Company's obligations to issue and deliver Warrant
Shares in accordance with the terms hereof are absolute and unconditional,
irrespective of any action or inaction by the Holder to enforce the same, any
waiver or consent with respect to any provision hereof, the recovery of any
judgment against any Person or any action to enforce the same, or any setoff,
counterclaim, recoupment, limitation or termination, or any breach or alleged
breach by the Holder or any other Person of any obligation to the Company or any
violation or alleged violation of law by the Holder or any other Person, and
irrespective of any other circumstance which might otherwise limit such
obligation of the Company to the Holder in connection with

                                       3
<PAGE>

the issuance of Warrant Shares. Nothing herein shall limit a Holder's right to
pursue any other remedies available to it hereunder, at law or in equity
including, without limitation, a decree of specific performance and/or
injunctive relief with respect to the Company's failure to timely deliver
certificates representing Warrant Shares upon exercise of the Warrant as
required pursuant to the terms hereof.

         6. Charges, Taxes and Expenses. Issuance and delivery of Warrant Shares
upon exercise of this Warrant shall be made without charge to the Holder for any
issue or transfer tax, withholding tax, transfer agent fee or other incidental
tax or expense in respect of the issuance of such certificates, all of which
taxes and expenses shall be paid by the Company; provided, however, that the
Company shall not be required to pay any tax which may be payable in respect of
any transfer involved in the registration of any certificates for Warrant Shares
or Warrants in a name other than that of the Holder. The Holder shall be
responsible for all other tax liability that may arise as a result of holding or
transferring this Warrant or receiving Warrant Shares upon exercise hereof.

         7. Replacement of Warrant. If this Warrant is mutilated, lost, stolen
or destroyed, the Company shall issue or cause to be issued in exchange and
substitution for and upon cancellation hereof, or in lieu of and substitution
for this Warrant, a New Warrant, but only upon receipt of evidence reasonably
satisfactory to the Company of such loss, theft or destruction and customary and
reasonable indemnity (which shall not include a surety bond), if requested.
Applicants for a New Warrant under such circumstances shall also comply with
such other reasonable regulations and procedures and pay such other reasonable
third-party costs as the Company may prescribe. If a New Warrant is requested as
a result of a mutilation of this Warrant, then the Holder shall deliver such
mutilated Warrant to the Company as a condition precedent to the Company's
obligation to issue the New Warrant.

         8. Reservation of Warrant Shares. The Company covenants that it will at
all times reserve and keep available out of the aggregate of its authorized but
unissued and otherwise unreserved Common Stock, solely for the purpose of
enabling it to issue Warrant Shares upon exercise of this Warrant as herein
provided, the number of Warrant Shares which are then issuable and deliverable
upon the exercise of this entire Warrant, free from preemptive rights or any
other contingent purchase rights of Persons other than the Holder (taking into
account the adjustments and restrictions of Section 9). The Company covenants
that all Warrant Shares so issuable and deliverable shall, upon issuance and the
payment of the applicable Exercise Price in accordance with the terms hereof, be
duly and validly authorized, issued and fully paid and nonassessable.

         9. Certain Adjustments. The Exercise Price and number of Warrant Shares
issuable upon exercise of this Warrant are subject to adjustment from time to
time as set forth in this Section 9.

                  (a) Stock Dividends and Splits. If the Company, at any time
while this Warrant is outstanding, (i) pays a stock dividend on its Common Stock
or otherwise makes a distribution on any class of capital stock that is payable
in shares of Common Stock, (ii) subdivides outstanding shares of Common Stock
into a larger number of shares, or (iii) combines outstanding shares of Common
Stock into a smaller number of shares, then in each such case the

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Exercise Price shall be multiplied by a fraction of which the numerator shall be
the number of shares of Common Stock outstanding immediately before such event
and of which the denominator shall be the number of shares of Common Stock
outstanding immediately after such event. Any adjustment made pursuant to clause
(i) of this paragraph shall become effective immediately after the record date
for the determination of stockholders entitled to receive such dividend or
distribution, and any adjustment pursuant to clause (ii) or (iii) of this
paragraph shall become effective immediately after the effective date of such
subdivision or combination.

                  (b) Fundamental Transactions. If, at any time while this
Warrant is outstanding, (1) the Company effects any merger or consolidation of
the Company with or into another Person, (2) the Company effects any sale of all
or substantially all of its assets in one or a series of related transactions,
(3) any tender offer or exchange offer (whether by the Company or another
Person) is completed pursuant to which holders of Common Stock are permitted to
tender or exchange their shares for other securities, cash or property, or (4)
the Company effects any reclassification of the Common Stock or any compulsory
share exchange pursuant to which the Common Stock is effectively converted into
or exchanged for other securities, cash or property (in any such case, a
"FUNDAMENTAL TRANSACTION"), then the Holder shall have the right thereafter to
receive, upon exercise of this Warrant, the same amount and kind of securities,
cash or property as it would have been entitled to receive upon the occurrence
of such Fundamental Transaction if it had been, immediately prior to such
Fundamental Transaction, the holder of the number of Warrant Shares then
issuable upon exercise in full of this Warrant (the "ALTERNATE CONSIDERATION").
For purposes of any such exercise, the determination of the Exercise Price shall
be appropriately adjusted to apply to such Alternate Consideration based on the
amount of Alternate Consideration issuable in respect of one share of Common
Stock in such Fundamental Transaction, and the Company shall apportion the
Exercise Price among the Alternate Consideration in a reasonable manner
reflecting the relative value of any different components of the Alternate
Consideration. If holders of Common Stock are given any choice as to the
securities, cash or property to be received in a Fundamental Transaction, then
the Holder shall be given the same choice as to the Alternate Consideration it
receives upon any exercise of this Warrant following such Fundamental
Transaction. If any successor to the Company or surviving entity in such
Fundamental Transaction shall fail to issue, not later than the earlier of 15
days after consummation of such Fundamental Transaction or three days after
written request therefor by the Holder, to the Holder a new warrant
substantially in the form of this Warrant and consistent with the foregoing
provisions and evidencing the Holder's right to purchase the Alternate
Consideration for the aggregate Exercise Price upon exercise thereof, then the
Holder shall have the right to require such successor or surviving entity to
purchase the Warrant from the Holder for a purchase price, payable in cash
within five Trading Days after such request, equal to the Black Scholes value of
the remaining unexercised portion of this Warrant on the date of such request.
The terms of any agreement pursuant to which a Fundamental Transaction is
effected shall include terms requiring any such successor or surviving entity to
comply with the provisions of this paragraph (b) and insuring that the Warrant
(or any such replacement security) will be similarly adjusted upon any
subsequent transaction analogous to a Fundamental Transaction.

                  (c) Number of Warrant Shares. Simultaneously with any
adjustment to the Exercise Price pursuant to this Section 9, the number of
Warrant Shares that may be purchased upon exercise of this Warrant shall be
increased or decreased proportionately, so that after such

                                       5
<PAGE>

adjustment the aggregate Exercise Price payable hereunder for the adjusted
number of Warrant Shares shall be the same as the aggregate Exercise Price in
effect immediately prior to such adjustment.

                  (d) Calculations. All calculations under this Section 9 shall
be made to the nearest cent or the nearest 1/100th of a share, as applicable.
The number of shares of Common Stock outstanding at any given time shall not
include shares owned or held by or for the account of the Company, and the
disposition of any such shares shall be considered an issue or sale of Common
Stock.

                  (e) Notice of Adjustments. Upon the occurrence of each
adjustment pursuant to this Section 9, the Company at its expense will promptly
compute such adjustment in accordance with the terms of this Warrant and prepare
a certificate setting forth such adjustment, including a statement of the
adjusted Exercise Price and adjusted number or type of Warrant Shares or other
securities issuable upon exercise of this Warrant (as applicable), describing
the transactions giving rise to such adjustments and showing in detail the facts
upon which such adjustment is based. Upon written request, the Company will
promptly deliver a copy of each such certificate to the Holder and to the
Company's Transfer Agent.

                  (f) Notice of Corporate Events. If the Company (i) declares a
dividend or any other distribution of cash, securities or other property in
respect of its Common Stock, including without limitation any granting of rights
or warrants to subscribe for or purchase any capital stock of the Company or any
Subsidiary, (ii) authorizes or approves, enters into any agreement contemplating
or solicits stockholder approval for any Fundamental Transaction or (iii)
authorizes the voluntary dissolution, liquidation or winding up of the affairs
of the Company, then the Company shall deliver to the Holder a notice describing
the material terms and conditions of such transaction (but only to the extent
such disclosure would not result in the dissemination of material, non-public
information to the Holder) at least 10 calendar days prior to the applicable
record or effective date on which a Person would need to hold Common Stock in
order to participate in or vote with respect to such transaction, and the
Company will take all steps reasonably necessary in order to insure that the
Holder is given the practical opportunity to exercise this Warrant prior to such
time so as to participate in or vote with respect to such transaction; provided,
however, that the failure to deliver such notice or any defect therein shall not
affect the validity of the corporate action required to be described in such
notice.

         10. Payment of Exercise Price. The Holder may pay the Exercise Price in
one of the following manners:

                  (a) Cash Exercise. The Holder may deliver immediately
available funds; or

                  (b) Cashless Exercise. If an Exercise Notice is delivered at a
time when a registration statement permitting the Holder to resell the Warrant
Shares is not then effective or the prospectus forming a part thereof is not
then available to the Holder for the resale of the Warrant Shares, then the
Holder may notify the Company in an Exercise Notice of its election to utilize
cashless exercise, in which event the Company shall issue to the Holder the
number of Warrant Shares determined as follows:

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<PAGE>

                       X = Y [(A-B)/A]

                where:

                       X = the number of Warrant Shares to be issued to the
                           Holder.

                       Y = the number of Warrant Shares with respect to which
                           this Warrant is being exercised.

                       A = the average of the closing prices for the five
                           Trading Days immediately prior to (but not including)
                           the Exercise Date.

                       B = the Exercise Price.

For purposes of Rule 144 promulgated under the Securities Act, it is intended,
understood and acknowledged that the Warrant Shares issued in a cashless
exercise transaction shall be deemed to have been acquired by the Holder, and
the holding period for the Warrant Shares shall be deemed to have commenced, on
the date this Warrant was originally issued.

         11. Limitations on Exercise. Notwithstanding anything to the contrary
contained herein, the number of Warrant Shares that may be acquired by the
Holder upon any exercise of this Warrant (or otherwise in respect hereof) shall
be limited to the extent necessary to insure that, following such exercise (or
other issuance), the total number of shares of Common Stock then beneficially
owned by such Holder and its Affiliates and any other Persons whose beneficial
ownership of Common Stock would be aggregated with the Holder's for purposes of
Section 13(d) of the Exchange Act, does not exceed 9.999% of the total number of
issued and outstanding shares of Common Stock (including for such purpose the
shares of Common Stock issuable upon such exercise). For such purposes,
beneficial ownership shall be determined in accordance with Section 13(d) of the
Exchange Act and the rules and regulations promulgated thereunder. This
provision shall not restrict the number of shares of Common Stock which a Holder
may receive or beneficially own in order to determine the amount of securities
or other consideration that such Holder may receive in the event of a
Fundamental Transaction as contemplated in Section 9 of this Warrant. This
restriction may not be waived.

         12. No Fractional Shares. No fractional Warrant Shares will be issued
in connection with any exercise of this Warrant. In lieu of any fractional
shares which would otherwise be issuable, the Company shall pay cash equal to
the product of such fraction multiplied by the closing price of one share of
Common Stock as reported by the applicable Trading Market on the date of
exercise.

         13. Notices. Any and all notices or other communications or deliveries
hereunder (including, without limitation, any Exercise Notice) shall be in
writing and shall be deemed given and effective on the earliest of (i) the date
of transmission, if such notice or communication is delivered via facsimile at
the facsimile number specified in this Section prior to 6:30 p.m. (New York City
time) on a Trading Day, (ii) the next Trading Day after the date of
transmission, if such notice or communication is delivered via facsimile at the
facsimile number specified in this Section on a day that is not a Trading Day or
later than 6:30 p.m. (New York City time) on any Trading Day, (iii) the Trading
Day following the date of mailing, if sent by

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nationally recognized overnight courier service, or (iv) upon actual receipt by
the party to whom such notice is required to be given. The addresses for such
communications shall be: (i) if to the Company, to Digital Recorders, Inc.,
Attn: President, or to Facsimile No.: (214) 378-8437 (or such other address as
the Company shall indicate in writing in accordance with this Section), or (ii)
if to the Holder, to the address or facsimile number appearing on the Warrant
Register or such other address or facsimile number as the Holder may provide to
the Company in accordance with this Section.

         14. Warrant Agent. The Company shall serve as warrant agent under this
Warrant. Upon 10 days' notice to the Holder, the Company may appoint a new
warrant agent. Any corporation into which the Company or any new warrant agent
may be merged or any corporation resulting from any consolidation to which the
Company or any new warrant agent shall be a party or any corporation to which
the Company or any new warrant agent transfers substantially all of its
corporate trust or shareholders services business shall be a successor warrant
agent under this Warrant without any further act. Any such successor warrant
agent shall promptly cause notice of its succession as warrant agent to be
mailed (by first class mail, postage prepaid) to the Holder at the Holder's last
address as shown on the Warrant Register.

         15. Miscellaneous.

                  (a) This Warrant shall be binding on and inure to the benefit
of the parties hereto and their respective successors and assigns. Subject to
the preceding sentence, nothing in this Warrant shall be construed to give to
any Person other than the Company and the Holder any legal or equitable right,
remedy or cause of action under this Warrant. This Warrant may be amended only
in writing signed by the Company and the Holder and their successors and
assigns.

                  (b) All questions concerning the construction, validity,
enforcement and interpretation of this Warrant shall be governed by and
construed and enforced in accordance with the internal laws of the State of New
York (except for matters governed by corporate law in the State of North
Carolina), without regard to the principles of conflicts of law thereof. Each
party agrees that all legal proceedings concerning the interpretations,
enforcement and defense of this Warrant and the transactions herein contemplated
("PROCEEDINGS") (whether brought against a party hereto or its respective
Affiliates, employees or agents) shall be commenced exclusively in the New York
Courts. Each party hereto hereby irrevocably submits to the exclusive
jurisdiction of the New York Courts for the adjudication of any dispute
hereunder or in connection herewith or with any transaction contemplated hereby
or discussed herein, and hereby irrevocably waives, and agrees not to assert in
any Proceeding, any claim that it is not personally subject to the jurisdiction
of any New York Court, or that such Proceeding has been commenced in an improper
or inconvenient forum. Each party hereto hereby irrevocably waives personal
service of process and consents to process being served in any such Proceeding
by mailing a copy thereof via registered or certified mail or overnight delivery
(with evidence of delivery) to such party at the address in effect for notices
to it under this Warrant and agrees that such service shall constitute good and
sufficient service of process and notice thereof. Nothing contained herein shall
be deemed to limit in any way any right to serve process in any manner permitted
by law. Each party hereto hereby irrevocably waives, to the fullest extent
permitted by applicable law, any and all right to trial by jury in any legal
proceeding arising out of or relating

                                       8
<PAGE>

to this Warrant or the transactions contemplated hereby. If either party shall
commence a Proceeding to enforce any provisions of this Warrant, then the
prevailing party in such Proceeding shall be reimbursed by the other party for
its attorney's fees and other costs and expenses incurred with the
investigation, preparation and prosecution of such Proceeding.

                  (c) The headings herein are for convenience only, do not
constitute a part of this Warrant and shall not be deemed to limit or affect any
of the provisions hereof.

                  (d) In case any one or more of the provisions of this Warrant
shall be invalid or unenforceable in any respect, the validity and
enforceability of the remaining terms and provisions of this Warrant shall not
in any way be affected or impaired thereby and the parties will attempt in good
faith to agree upon a valid and enforceable provision which shall be a
commercially reasonable substitute therefor, and upon so agreeing, shall
incorporate such substitute provision in this Warrant.

                  (e) Prior to exercise of this Warrant, the Holder hereof shall
not, by reason of by being a Holder, be entitled to any rights of a stockholder
with respect to the Warrant Shares

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK,
                             SIGNATURE PAGE FOLLOWS]

                                       9
<PAGE>

         IN WITNESS WHEREOF, the Company has caused this Warrant to be duly
executed by its authorized officer as of the date first indicated above.

                                  DIGITAL RECORDERS, INC.

                                  By: /s/ David L. Turney
                                     ---------------------------------------
                                     David L. Turney, Chairman of the Board,
                                     Chief Executive Officer and President

                                       10
<PAGE>

                                 EXERCISE NOTICE
                             DIGITAL RECORDERS, INC.
                          WARRANT DATED April 26, 2004

The undersigned Holder hereby irrevocably elects to purchase _____________
shares of Common Stock pursuant to the above referenced Warrant. Capitalized
terms used herein and not otherwise defined have the respective meanings set
forth in the Warrant.

(1) The undersigned Holder hereby exercises its right to purchase
_________________ Warrant Shares pursuant to the Warrant.

(2) The Holder intends that payment of the Exercise Price shall be made as
(check one):

                         ____"Cash Exercise" under Section 10

                         ____"Cashless Exercise" under Section 10

(3) If the holder has elected a Cash Exercise, the holder shall pay the sum of
$____________ to the Company in accordance with the terms of the Warrant.

(4) Pursuant to this Exercise Notice, the Company shall deliver to the holder
_______________ Warrant Shares in accordance with the terms of the Warrant.

(5) By its delivery of this Exercise Notice, the undersigned represents and
warrants to the Company that in giving effect to the exercise evidenced hereby
the Holder will not beneficially own in excess of the number of shares of Common
Stock (determined in accordance with Section 13(d) of the Securities Exchange
Act of 1934) permitted to be owned under Section 11 of this Warrant to which
this notice relates.

Dated:                      ,                Name of Holder:
       ---------------------  -------

                                             (Print)
                                                    ---------------------------

                                             By:
                                                -------------------------------
                                             Name:
                                                  -----------------------------
                                             Title:

                                             (Signature must conform in all
                                             respects to name of holder as
                                             specified on the face of the
                                             Warrant)

                                       11
<PAGE>

                           Warrant Shares Exercise Log

<Table>
<Caption>

                                                                             Number of
             Number of Warrant               Exercised                       Warrant Shares
             Shares Available to be          Number of Warrant Shares        Remaining to
Date         Exercised                       Exercised                       be Exercised
----         ----------------------          ------------------------        ---------------
<S>          <C>                             <C>                             <C>

</Table>

                                       12
<PAGE>

                             DIGITAL RECORDERS, INC.
                    WARRANT ORIGINALLY ISSUED April 26, 2004
                               WARRANT NO. 2004-12

                               FORM OF ASSIGNMENT

         [To be completed and signed only upon transfer of Warrant]

         FOR VALUE RECEIVED, the undersigned hereby sells, assigns and transfers
unto ________________________________ the right represented by the
above-captioned Warrant to purchase ____________ shares of Common Stock to which
such Warrant relates and appoints ________________ attorney to transfer said
right on the books of the Company with full power of substitution in the
premises.

Dated:   _______________, ____

                                         ---------------------------------------
                                         (Signature must conform in all respects
                                         to name of holder as specified on the
                                         face of the Warrant)

                                         ---------------------------------------
                                         Address of Transferee

                                         ---------------------------------------

                                         ---------------------------------------

In the presence of:

--------------------------

                                       13<PAGE>
                                                                   Exhibit 10.11

                                    L E A S E

                                       FOR

                          Salmon Brook Four Office Park
                             455 Winding Brook Drive
                              Glastonbury, CT 06033

                                   L E S S O R

                           WB DEVELOPMENT PARTNERSHIP

                        111 South Independence Mall East
                                    Suite 100
                        Philadelphia, Pennsylvania 19106
                                 (215) 922-4820

                                   L E S S E E

                              Open Solutions, Inc.
                             455 Winding Brook Drive
                              Glastonbury, CT 06033
<PAGE>
                                 INDEX TO LEASE

<TABLE>
<S>                                                                                                  <C>
        ARTICLE I     Parties................................................................         1

        ARTICLE II    Demised Premises.......................................................         1

        ARTICLE III   Use....................................................................         1

        ARTICLE IV    Term and Possession....................................................         1

        ARTICLE V     Rent...................................................................         3

        ARTICLE VI    Lessor's Services......................................................         6

        ARTICLE VII   Miscellaneous Covenants of Lessee......................................         8

        ARTICLE VIII  Rights Reserved to Lessor..............................................        11

        ARTICLE IX    Covenant of Quiet Enjoyment............................................        13

        ARTICLE X     Waiver of Subrogation, Indemnification and Public Liability Insurance..        13

        ARTICLE XI    Waiver of Claims.......................................................        14

        ARTICLE XII   Condemnation...........................................................        14

        ARTICLE XIII  Damage or Destruction..................................................        15

        ARTICLE XIV   (Deleted)..............................................................        15

        ARTICLE XV    (Deleted)..............................................................        15

        ARTICLE XVI   Rules and Regulations..................................................        15

        ARTICLE XVII  Alterations by Lessee and Trade Fixtures...............................        16

        ARTICLE XVIII (Deleted)..............................................................        17

        ARTICLE XIX   Notices................................................................        17
</TABLE>
<PAGE>
<TABLE>
<S>                                                                                                  <C>
        ARTICLE XX     Events of Lessee's Default............................................        17

        ARTICLE XXI    Rights of Lessor Upon Default by Lessee...............................        18

        ARTICLE XXII   Lessor's Default and Lessee's Remedies Upon Default by Lessor.........        19

        ARTICLE XXIII  Custom and Usage......................................................        19

        ARTICLE XXIV   Scope and Interpretation of Agreement.................................        19

        ARTICLE XXV    Captions..............................................................        19

        ARTICLE XXVI   Severability..........................................................        20

        ARTICLE XXVII  Parties, Successors and Assigns.......................................        20

        ARTICLE XXVIII Additional Provisions.................................................        20
</TABLE>

        Additional Documentation:

               Exhibit A     Floor Plans

               Exhibit A-1   OSI Data Center Build Out Costs

               Exhibit B     Site Plan and Legal Description

               Exhibit C     Confirmation of Lease Term

               Exhibit D     Underground Parking/Storage Plan

               Exhibit E     Janitorial Specifications
<PAGE>
                                    L E A S E

ARTICLE I.  PARTIES

        101. This Lease made as of this 4th day of May, 2004 by and between WB
DEVELOPMENT PARTNERSHIP, 111 South Independence Mall East, Suite 100,
Philadelphia, Pennsylvania 19106, its successors and assigns (hereinafter called
"Lessor") and OPEN SOLUTIONS, INC., 455 Winding Brook Drive, Glastonbury, CT
06033 (hereinafter called "Lessee").

                              W I T N E S S E T H:

ARTICLE II.  DEMISED PREMISES

        201. Lessor leases to Lessee and Lessee leases from Lessor an area
comprising 45,476 square feet of gross rentable space located on the 3rd and 4th
floor, Suite 300 and Suite 400, as shown on Exhibits A and A-1 (hereinafter
called "Demised Premises" or " Premises"), in the Building known as Salmon Brook
Four, hereinafter called the "Building", located at 455 Winding Brook Drive,
Glastonbury, CT, 06033 hereinafter called the "Land", all as indicated on
Exhibit B attached hereto, together with the right to use in common with the
other Lessees in the Building and the Lessor, the common hallways, stairways,
passageways, elevators, rest rooms, entrance doors, exterior walks, and drives
and other common areas (the "Common Areas").

        202. No space outside of the property lines of the Land is leased under
this Lease, anything contained or indicated on any sketch, blueprint or plan, or
anything contained elsewhere in this Lease to the contrary notwithstanding.
Lessee shall have the ability to place a generator on an outside pad adjacent to
the Building. Location and specifications to be mutually agreed upon by Lessee
and Lessor.

ARTICLE III.  USE

        301. Lessee shall use and occupy the Demised Premises solely for office
purposes and ancillary uses, and for no other purpose. Lessee shall not exceed
the allowable number of occupants for the Demised Premises under any applicable
local ordinance or regulation.

ARTICLE IV.  TERM AND POSSESSION

        401. The term of this Lease (the "Term") and Lessee's obligation to pay
Rent (as hereinafter defined) hereunder shall commence on August 1, 2005 or on
an earlier date by mutual written consent of the parties (the "Commencement
Date"). On August 1, 2005, if it has not already done so, Lessee shall take
possession of the entire Demised Premises. The Term shall end on the 31st day of
January, 2012 (unless further extended or sooner terminated as hereinafter
provided). The parties shall enter into an agreement in substantially the form
attached hereto as Exhibit C following the execution of this Lease which shall
confirm the Commencement Date and expiration date of this Lease, and the portion
of the Demised Premises of which Lessee is
<PAGE>
taking possession. If the Commencement Date is not on the first day of the
calendar month, Rent for the period from the Commencement Date to the first day
of the following month shall be apportioned at the annual rate (based on a 360
day annual basis) and shall be due and payable on the Commencement Date.

        402. The Demised Premises are for interior space in the Building. Lessee
agrees to lease the Demised Premises as indicated on Exhibit A attached hereto.
Exhibit A contains the approved plans and specifications for this project, which
shall be performed by Lessor (the "Lessor's Work"). All work shall be performed
in accordance with good and workman-like standards, as described in Exhibit A,
at Lessor's cost. Lessee shall be solely responsible for the build out of the
data center (the "Data Center") as provided in Exhibit A-1 attached hereto and
made a part hereof. Lessor shall provide Lessee with an allowance in the amount
of $435,069.00 for its build out of the Data Center as provided in Exhibit A-1.
Any other improvements to the Demised Premises, in excess of $435,069.00, shall
be at the sole cost of Lessee.

        403. Lessor shall use its best efforts to complete the Lessor's Work
prior to August 1, 2004. Lessor shall notify Lessee of the anticipated date of
substantial completion of Lessor's Work ("Substantial Completion Date") in a
notice given at least ten (10) business days prior to the Substantial Completion
Date stated therein. The phrase "substantial completion" shall mean that, with
the exception of (i) punch-list items which would not prevent the use or
occupancy of the Demised Premises for the permitted uses, (ii) Lessee's
upgrades, additional work and modifications to Lessor's Work, and (iii) any
delays caused by Lessee, Lessor's Work, shall have been completed in accordance
with the final plans and all mechanical systems serving or affecting the Demised
Premises shall then be in working order. Lessor and Lessee shall thereupon set a
mutually convenient time for Lessee, Lessee's architect and engineer, if
applicable, Lessor and Lessor's contractor to inspect the Premises and Lessor's
Work, at which time Lessee or Lessee's architects and engineers shall prepare
and submit to Lessor a punch list of items to be completed. Upon completion of
the inspection, Lessee shall acknowledge in writing whether substantial
completion of Lessor's Work has occurred, subject to any punch list items to be
completed. Lessor shall endeavor to complete the punch list items within (30)
days thereafter.
        During the period of Lessor's Work, Lessee may coordinate its work and
installation and moving in of its fixtures, furnishings, equipment, wiring and
the like so as to achieve the ability of Lessee to open for business at any time
on or after August 1, 2004, provided such coordinated work does not interfere
unreasonably with the timely completion of Lessor's Work.

In the event Lessor fails to make the Premises substantially ready for occupancy
by October 15, 2004, Lessee may at its option terminate this Lease.

        404.  Deleted.

        405. All powers, authorities, remedies and benefits granted to Lessor or
Lessee by this Lease may be exercised by Lessor or Lessee and all obligations
imposed upon Lessee or Lessor by this Lease shall be performed by Lessee or
Lessor during any extension of the original term of this Lease as during the
original term thereof.

                                       2
<PAGE>
        406. Lessor is under no duty to make repairs or alterations at time of
leasing or at any time thereafter unless specifically set forth in this Lease.

        407.  It is agreed and understood that Lessor shall provide one hundred
ninety-nine (199) un-designated surface parking spaces for use by Lessee.
Twenty-six (26) stacked spaces will be reserved for Lessee in undercover garage
per Exhibit D. Lessor understands that Lessee expects to accommodate 270
employees, and if it turns out that there is a parking problem as the Building
continues to lease-up, then Lessor will make arrangements to provide the
necessary additional parking on-site for Lessee. Surface spaces are unreserved

ARTICLE V.  RENT

        501. Beginning on the Commencement Date, Lessee shall pay to Lessor the
stated annual minimum rent ("Rent"), to be paid in advance in equal monthly
installments according to the following rental schedule:

<TABLE>
<CAPTION>
         PERIOD                RENT/SQ. FT.              MONTHLY             TOTAL FOR PERIOD
         ------                ------------              -------             ----------------
<S>                            <C>                     <C>                   <C>
  8/1/04 - 7/31/05               $   7.00              $  26,527.67*          $    318,332.00*
  8/1/05 - 7/31/06               $  19.50              $  73,898.50           $    886,782.00
  8/1/06 - 7/31/07               $  20.00              $  75,793.34           $    909,520.00
  8/1/07 - 7/31/08               $  20.50              $  77,688.17           $    932,258.00
  8/1/08 - 7/31/09               $  21.00              $  79,583.00           $    954,996.00
  8/1/09 - 7/31/10               $  21.50              $  81,477.84           $    977,734.00
  8/1/10 - 7/31/11               $  22.00              $  83,372.67           $  1,000,472.00
  8/1/11 - 1/31/12               $  22.50              $  85,267.50           $    511,605.00
</TABLE>

*    Subject to adjustment based on actual space occupied

        Any monthly installment of Rent not received by the tenth (10th) day of
each month shall be subject to a three percent (3%) late fee.

Renewal - Lessee shall have two (2) renewal options. Lessee may exercise said
renewal options by giving Lessor written notice of its intent to do so no later
than nine (9) months prior to the expiration of the then current term. The first
renewal term ("First Renewal Term") will be a term of three years, six months
(3.5) at an annual Rent per the rental schedule below:

                                       3
<PAGE>

<TABLE>
<CAPTION>
         PERIOD                RENT/SQ. FT.              MONTHLY             TOTAL FOR PERIOD
         ------                ------------              -------             ----------------

<S>                            <C>                     <C>                    <C>
  2/1/12 - 7/31/12               $  22.50              $  85,267.50           $    511,605.00
  8/1/12 - 7/31/13               $  23.00              $  87,162.34           $  1,045,948.00
  8/1/13 - 7/31/14               $  23.50              $  89,057.17           $  1,068,686.00
  8/1/14 - 7/31/15               $  24.00              $  90,952.00           $  1,091,424.00
</TABLE>

    The second renewal term (the "Second Renewal Term") will be a term of five
(5) years at a rental rate equivalent to the then fair market rental rate.

        502. Storage Space - Lessor will provide Lessee with 750 square feet of
storage space, per Exhibit D at no charge. The mailroom at garage level shall be
included in the 750 square feet per Exhibit A, and shall be built-out according
to the specifications provided in Exhibit A, including paint, tile floor, HVAC,
and electric. Lessee will pay Lessor Rent for any storage space leased above 750
square feet as follows:

<TABLE>
<CAPTION>
           PERIOD                           RENT/SQ. FT.
           ------                           ------------

<S>                                         <C>
        8/1/04 - 7/31/06                       $12.50
        8/1/06 - 7/31/07                       $12.81
        8/1/07 - 7/31/08                       $13.13
        8/1/08 - 7/31/09                       $13.46
        8/1/09 - 7/31/10                       $13.80
        8/1/10 - 7/31/11                       $14.15
        8/1/11 - 1/31/12                       $14.50

        FIRST RENEWAL TERM

        2/1/12 - 7/31/12                       $14.86
        8/1/12 - 7/31/13                       $15.23
        8/1/13 - 7/31/14                       $15.61
        8/1/14 - 7/31/15                       $16.00
</TABLE>

Rent for storage space leased during the Second Renewal Term shall be determined
at the time the option for the Second Renewal Term is exercised.

        503. Beginning January 1, 2006, Lessee shall pay in twelve equal monthly
installments as additional rent to Lessor the Lessee's Proportionate Share (as
hereinafter defined) of the increase, if any, for the cost of management and
operation of the Building ("OMT") in excess of base year expense grossed up to
95% occupancy ("OMT Increases"). The base year is calendar year 2005 (the "Base
Year"). As used herein "Lessee's Proportionate Share" means the percentage of
gross leasable space in the Demised Premises that Lessee occupies (45,476 square
feet) to the total gross leasable space that the Building contains (86,097
square feet), which equals 52.80% ("Lessee's Proportionate Share"). At least
ninety (90) days prior to the commencement of each

                                       4
<PAGE>
calendar year, beginning with the 2006 calendar year, Lessor shall deliver to
Lessee an estimate of the OMT Increases for the upcoming calendar year (the
"Estimated OMT Statement").

        Following the expiration of each calendar year, Lessor shall, within
ninety (90) days after the expiration of such calendar year, submit to Lessee an
"OMT Statement" prepared by Lessor, setting forth the actual management and
operating expenses for the preceding calendar year and Lessee's Proportionate
Share (as hereinafter defined) of OMT Increases due to Lessor from Lessee for
such calendar year ("Lessee's Expense Payment"). If Lessee's Expense Payment was
in excess of Lessee's Proportionate Share, then the Lessor shall refund such
excess payments to Lessee with the OMT Statement. Upon request from Lessee,
Lessor shall supply Lessee with reasonable supporting data for such statement.
In connection with the calculation of OMT, Lessee and/or its duly authorized
representatives shall have the right, upon reasonable prior notice, to inspect
and copy Lessor's books and records that relate to OMT, at Lessor's management
office during regular business hours. Lessee may exercise its audit right by
giving Lessor written notice of its intent to do so within thirty (30) days of
receiving the OMT Statement. Pending the resolution of such dispute which
dispute shall be undertaken in good faith by Lessee, Lessee shall pay the
undisputed portion of Lessee's Expense Payment to Lessor and continue to pay the
undisputed portion of Lessee's Expense Payments to Lessor in accordance with the
terms of this Lease. Any over-billing discovered by such audit shall, unless
disputed by Lessor in good faith, be paid by Lessor to Lessee within thirty (30)
days after Lessor's receipt of a copy of Lessee's audit. If an overstatement of
charges exceeds five percent (5%) of the sum previously billed to Lessee by
Lessor, Lessor shall reimburse for all reasonable out-of-pocket expenses of such
audit.

        Sums due under this Section 503 shall be apportioned and pro-rated for
any portion of the year for which this Lease shall be in force. Upon expiration
or termination of this Lease, said apportionment shall be made on the basis of
the prior year's payments under Section 503 and this sum shall be due and
payable upon termination or expiration of the Lease. Within thirty (30) days
from the time actual statements respecting payments under Section 503 are
submitted by Lessor to Lessee after the expiration or termination of the term of
this Lease, the apportionment referred to above shall be adjusted according to
said actual statements.

        504. OMT shall include, but shall not be limited to, all expenses
incurred by Lessor in connection with the operation, maintenance and repair of
the Building of which the Demised Premises are a part, the equipment, adjacent
walks, landscaped areas and including but not limited to salaries, wages,
medical, surgical and general welfare benefits (including group life insurance)
and pension payments, payroll taxes, workmen's compensation, uniforms and dry
cleaning thereof for employees of Lessor actually engaged in the operation,
maintenance and ordinary repair of the Building and not above the grade of
building manager (to the extent not covered by any management fee); the cost of
all utility charges, real estate taxes and assessments, the cost of all charges
for fire and extended coverage, rent, earthquake casualty, war risk insurance
(if obtainable from the United States government) and of liability insurance for
the Building to the extent that such insurance is required to be carried by
Lessor under any superior Lease or superior mortgage or if not required under
any superior Lease or superior mortgage then

                                       5
<PAGE>
to the extent such insurance is carried by owners of buildings comparable to the
Building; and other services with independent contractors for costs otherwise
includable in OMT.

        Excluded from OMT shall be the following: (a) depreciation (except as
provided above); (b) interest on an amortization of debts; (c) leasehold
improvements including redecorating made for tenants of the Building; (d)
refinancing costs; (e) the cost of an item included in the definition of OMT to
the extent that such cost is reimbursed by an insurance company or a condemnor
or a tenant (except as a reimbursement of OMT) or any other party; (f) except
for reasonable deductibles, any amount paid or incurred by Lessor for the
restoration of or repairs to any portion of the Building damaged or destroyed by
fire or other casualty or other structural repairs and replacements; (g)
commissions for leasing any space within the Building; (h) advertising and
promotion; (i) all costs related to the preparation of any portion of the
Building for occupancy by a tenant; (j) debt service; (k) income and franchise
taxes; (l) Lessor's everyday administrative and corporate overhead; (m) the cost
of repairs caused by Lessor's negligence; (n) all penalties and costs incurred
by Lessor due to its or any third party's negligence; (o) costs covered by the
management fee; (p) payments for rented equipment, the cost of which equipment
would constitute a capital expenditure if the equipment were purchased; and (q)
capital expenditures, meaning those expenditures which in accordance with
federal income tax regulations are not fully chargeable to current account in
the year the expenditure is incurred. The total OMT charged to all tenants may
not be greater than the actual total OMT. OMT will include only the costs
actually incurred and paid for by Lessor. No cost shall be included more than
once in OMT or in any other charge made to Lessee under this Lease.

        505. The term "Year" or "Years" or "Lease Year" or "Lease Years" refers
to the consecutive one year periods beginning with the Commencement Date of this
Lease.

        506. All sums which Lessee in any of the provisions of this Lease
assumes or agrees to pay, or which Lessee agrees are to be at the expense of
Lessee, are deemed and considered to be rent, and in the event of non-payment
thereof, Lessor shall have all of the rights and remedies provided for herein
and by law, in the case of non-payment of rent.

        507. Rent and all sums which Lessee in any of the provisions of this
Lease agrees to pay Lessor shall be paid without notice or demand (except where
notice or demand is required by the terms of this Lease), and without abatement,
deduction or set off, in such coin or currency of the United States of America
as at the time shall be legal tender for the payment of public and private debts
to Lessor at 111 South Independence Mall East, Suite 100, Philadelphia, PA
19106, or to such other person or place as Lessor shall from time to time
designate by giving notice thereof to Lessee as in this Lease provided.

ARTICLE VI.  LESSOR'S SERVICES

        601. So long as Lessee is not in default under any of the provisions of
this Lease, Lessor shall:

                                       6
<PAGE>
               (a) provide elevator facilities on business days, Monday thru
Friday, from 7 A.M. to 8 P.M. and on Saturdays from 8 A.M. to 1 P.M.

               (b) furnish heat to the Demised Premises, designed to maintain an
indoor condition of 68o-72o F, on business days, Monday thru Friday, from 7 A.M.
to 8 P.M. and on Saturdays from 8 A.M. to l P.M.;

               (c) furnish air-conditioning to the Demised Premises, designed to
maintain an indoor condition of 68o-72o F on business days Monday thru Friday,
from 7 A.M. to 8 P.M. and on Saturdays from 8 A.M. to l P.M.;

               (d) Clean or cause the Demised Premises to be kept clean in
accordance with the description of janitorial specifications listed in Exhibit E
attached hereto and made a part hereof, provided the same are kept in order by
Lessee;

               (e) furnish a reasonable amount of electricity, as Lessor may
determine for normal office use in the Demised Premises, with a capacity of ten
(10) watts per square foot, Monday thru Friday, from 7 A.M. to 8 P.M. and on
Saturdays from 8 A. M. to 1 P.M.;

               (f) furnish a directory with names of tenants of the Building on
the first floor or lobby of the Building.

               (g) Lessor will provide utility services to the Data Center and
to the area occupied by the data support center personnel (1,967 sq. ft.). The
Data Center will be operated twenty-four (24) hours per day, seven days per
week. The Data Center shall be sub-metered and Lessee will pay to Lessor the
difference between Lessee's actual usage and Lessor's normal cost if the space
were being used as typical office space, which is $1.00/square foot. Lessee will
be billed quarterly for the data center utility services as well as for after
hours usage of the support personnel space. Per Exhibit A Lessor will also
install meters in appropriate areas, prior to buildout (at Lessor's expense).
Lessee will be billed for actual after hours usage in these areas on a quarterly
basis.

               (h)    Deleted.

               (i) Lessor shall repair, replace and maintain the structural
elements and mechanical systems of the Building and Demised Premises including,
but not limited to, the roof, exterior walls, foundation and under-flooring,
sewer, electrical and HVAC, and excluding any equipment relating solely to the
Data Center.

               (j) Lessor shall furnish all other standard utility services to
the Demised Premises including sewer and water in reasonably adequate quantities
of hot and cold water for ordinary lavatory, drinking and kitchen purposes.

        602. If, in Lessor's reasonable judgment, the Lessee shall at any time
during the term of this Lease:

                                       7
<PAGE>
               (a) use any utility, such as electricity or water in an
extravagant or unreasonable manner, Lessee shall pay to Lessor within thirty
(30) days of receipt of written notice from Lessor, the excess of the amount of
said utility normally provided Lessee which charge shall not be in excess of the
rates which may be charged to Lessor by the utility companies supplying the
same.
               (b) require removal of refuse and rubbish from the Demised
Premises in an amount greater than that customary and reasonable for normal
office use during the course of rendering cleaning service, the cost of removal
of said refuse and rubbish shall be paid by Lessee to Lessor as additional rent
on demand.

        603. If Lessee provides any cleaning services at its own expense, the
same shall be done in a manner satisfactory to Lessor and no persons other than
those approved by Lessor shall be permitted to enter the Demised Premises or the
Building for such purposes.

        604. Lessor may, without liability or responsibility to Lessee, from
time to time, suspend the operation of the heating, air-conditioning, elevator,
plumbing and electrical systems, or any services required to be rendered to
Lessee under this Lease, when such suspension shall become necessary by reason
of strike, accident, emergency, or any other cause beyond Lessor's control, or
at such time as in the judgment of Lessor, repairs, alterations, replacements or
improvements thereto are required to be made, provided there is not an
unreasonable interference with the conduct of Lessee's business. To the best of
Lessor's ability, there shall be no interruption of power to the OSI 24/7 Data
Center.

ARTICLE VII.  MISCELLANEOUS COVENANTS OF LESSEE

        701.  Lessee shall:

               (a) Pay Rent and all of the sums due under this Lease.

               (b) Keep the Demised Premises (with the exception of the
structural and mechanical portions of the Demised Premises) in good order and
repair, reasonable wear and tear throughout the Lease Term. Lessee will be
responsible for payment for any necessary repairs to Demised Premises
necessitated by the acts of Lessee, its employees, agents and invitees
reasonably deemed to be excess of reasonable wear and tear.

               (c) Peaceably deliver up and surrender possession of the Demised
Premises at the expiration or sooner termination of this Lease, in the same
condition in which Lessee has agreed to keep the same during the continuance of
this Lease, broom clean, reasonable wear and tear excepted and at such time
promptly deliver to Lessor or its Agent all keys for the Demised Premises.

               (d) Comply promptly with all laws and ordinances and other
notices, requirements, orders, regulations and recommendations of any and all
Federal, State, County, Municipal, and/or other authorities and of the Board of
Fire Underwriters and any insurance

                                       8
<PAGE>
organizations or associations, and/or companies, with respect to Lessee's
conduct or use of the Demised Premises, and on ten (10) days prior demand, pay
to Lessor, as additional rent, any and all increases in premiums on insurance
(hazard and liability) now or hereafter carried by Lessor on the Demised
Premises, Land or Building, which increases are caused in any way by the
occupancy of Lessee or by Lessee's breach of any of the provisions of this
Lease.

               (e) Use every reasonable precaution against fire, or other
casualty.

               (f) Give to Lessor prompt written notice of any accident, fire,
casualty or damage occurring on or to the Demised Premises, and of any defects
in the apparatus in the Demised Premises.

               (g) Request Lessor to repair or replace all electric lamps,
lights, bulbs, glass windows or fixtures in the Demised Premises, as from time
to time shall be necessary, and to pay the actual cost thereof to Lessor upon
demand as additional rent. Lessee shall only pay the cost of glass, windows or
fixtures if same are broken due to negligence of Lessee, Lessee's servants,
invitees or employees.

               (h) Within thirty (30) days after request therefor by Lessor,
deliver to Lessor in recordable form a certificate to such person as Lessor may
designate certifying (if such be the case) that this Lease is in full force and
effect and that there are no alleged defaults by Lessor hereunder or stating
those claimed by Lessee.

               (i) Close all windows, lock all doors and turn out all lights in
the Demised Premises before leaving the Demised Premises unoccupied.

               (j) Deleted.

               (k) Cause all occupants of the Demised Premises to conduct
themselves in such manner as shall not be deemed improper or objectionable by
Lessor.

        702. Lessee shall not perform or permit any of the following acts to be
performed by Lessee or its agents, employees or invitees without the written
consent of the Lessor first had and obtained:

               (a) Occupy the Demised Premises in any other manner or for any
other purpose than as set forth in this Lease.

               (b) Deleted.

               (c) Deleted.

               (d) Make any alterations, improvements or additions to the
Demised Premises except as provided in Article XVII hereof.

                                       9
<PAGE>
               (e) Use or operate any machinery that, in Lessor's reasonable
opinion, is harmful to the Building or disturbing to tenants occupying other
parts thereof.

               (f) Place any weights in any portion of the Building beyond the
safe carrying capacity of the structure.

               (g) Manufacture any commodity.

               (h) Do or suffer to be done, any act, matter or thing
objectionable to insurance companies or in violation of the provisions of any
insuring policies or whereby the said insurance or any other insurance now in
force or hereafter to be placed on the Demised Premises, or on the Land and
Building shall become void or suspended, or whereby the same shall be rated as a
more hazardous risk than at the time Lessee shall take possession of the Demised
Premises or date of execution of this Lease.

               (i) Deleted.

               (j) Deleted.

               (k) Permit any odor, noise, sound or vibration which may, in
Lessor's reasonable judgment, in any way tend to unreasonably impair the use of
any part of the Land and Building or interfere with the business and/or
occupancy of any other lessees, or make or permit any disturbances of any kind
in the Building, or interfere in any way with other lessees or those having
business in the Building, or allow any occupants of the Demised Premises to
conduct themselves in a manner which Lessor in its reasonable opinion may deem
improper or objectionable.

               (l) Deleted.

               (m) Obstruct any Common Areas, nor use the same for any purpose
other than egress and ingress to and from the Demised Premises, or use the same
as a waiting room or lounging place for Lessee or its employees or invitees.

               (n) Cover or obstruct any of the floors, walls, partitions,
skylights, windows, doors, or transoms, which reflect or admit light into any
Common Areas or any other place in the Building, excluding the Demised Premises.

               (o) Use or permit any of the toilet rooms, water closets, sinks
or other apparatus or system to be used for any purpose other than those for
which they were constructed, or permit any sweepings, rubbish, rags, ashes,
chemicals, or refuse or other unsuitable substances to be thrown or placed
therein.

               (p) Place or allow to be placed any items on the outside of the
Building, on the windows, windowsills or projections thereof.

                                       10
<PAGE>
               (q) Inscribe, paint or affix or permit to be inscribed, painted
or affixed any sign, advertisement or notice on any part of the Building, inside
or out, unless by a sign painter approved by Lessor, and unless of such
character, color, size or material, and in such place as shall first be approved
by Lessor in writing, which approval shall not be unreasonably withheld.

               (r) Bring in or remove from the Building any heavy or bulky
object except by experienced movers or riggers approved in writing by Lessor, it
being understood that Lessee shall notify Lessor or its authorized agent or
superintendent of the weight or size of the object involved and as to the time,
method and manner for receiving the same; nor receive or remove from the
Building any furniture or freight except during delivery hours as shall be
designated by Lessor or authorized agent or building superintendent, such
objects to be taken to or from the Demised Premises by elevator, unless
otherwise ordered by Lessor.

               (s) Keep any animal in or about the Demised Premises.

               (t) Place any signaling, telegraphic, telephonic or other wires
and instruments in the Demised Premises unless directed by Lessor as to where
and how the same are to be placed, and without such direction no placement of
any such apparatus shall be permitted.

               (u) Use or allow to be used on the Demised Premises any article
or substance having an offensive odor, such as, but not limited to ether,
naphtha, phosphorus, benzol, gasoline, benzine, petroleum or any product
thereof, crude or refined earth or coal oils, flashlight powder, or other
explosives, kerosene, camphene, burning fluid or any dangerous, explosive or
rapidly burning matter or material of any kind.

               (v) Enter upon the roof of the Building or any adjoining
buildings.

               (w) Lay or put upon the floors, any varnish, stain, paint,
linoleum, oil-cloth, rubber or other air-tight covering, or fasten any articles
or drill any holes, nails or screws to the walls, doors or partitions or paint,
paper or otherwise cover the same or mark or break the same. Lessee, however, in
the exercise of due care, shall have the right without Lessor's approval, to
insert supports in the walls for the hanging of pictures and similar wall
decoration.
               (x) Use electricity in the Demised Premises in excess of the
capacity of any of the electrical conductors and equipment in or otherwise
serving the Demised Premises nor connect any additional fixtures, appliances or
equipment other than lamps, typewriters, PC type desktop computers and similar
small office machines to the Building electric distribution system or make any
alteration or addition to the electric system of the Demised Premises. In
addition to normal usage, dedicated 110-volt lines shall be provided for a
facsimile machine and the modem from Lessee's computer service.

               (y) Use any part of the Demised Premises as sleeping rooms or
apartments.

               (z) Use or occupy the Demised Premises or permit or suffer the
same to be used or occupied in violation of the use regulation permit or
statement of occupancy issued for said building or in violation of any statute,
ordinance or any requirement of any public authority.

                                       11
<PAGE>
Lessor represents that Lessee's allowed use under Article III is and will remain
permitted under such statutes, ordinances and requirements and under applicable
private building and use restrictions. In the event that any public authority
shall hereafter at any time contend and/or declare by notice, violation, order
or in any other manner whatsoever that the Demised Premises are used for a
purpose which is a violation of such permit, statement of occupancy, statute,
ordinance or other requirement, Lessee shall, upon five (5) days written notice
from Lessor, immediately discontinue such use of said Demised Premises.

               (aa) Attach any awnings, antennae or other projection to the roof
or outside walls of the Demised Premises or of the Building.

               (bb) Execute or deliver any financing or security agreement of
any kind that may be considered a lien upon the Demised Premises, excluding
Lessee's trade fixtures, or the Land and Building.

ARTICLE VIII. RIGHTS RESERVED TO LESSOR

        801. Lessor shall have the right, but shall be under no obligation, to
do the following things (at any time or times and from time to time) in or about
the Demised Premises and the Land or Building:

               (a) At any time or times make such rules and regulations as in
its reasonable judgment may from time to time be necessary for the safety, care
and cleanliness of the Demised Premises, Land or Building, and for the
preservation of good order therein. Such rules and regulations shall when notice
thereof is given to Lessee, form a part of this Lease.

               (b) Discontinue all facilities furnished and services rendered by
Lessor or any of them, not expressly covenanted for herein, it being understood
that they constitute no part of the consideration for this Lease.

               (c) Control and prevent access to any part of the Building or
Land by all persons whose presence in the judgment of Lessor, or Lessor's
employees, will be prejudicial to the safety, character, reputation or interest
of the Building and its respective lessees.

               (d) Prevent access to the Building by any person during any
invasion, mob riot, public excitement or other commotion within the immediate
area of the Building, by closing the doors or otherwise.

               (e) During other than business hours, refuse access to the
Building to any persons unless any such persons seeking admission is known by
the watchman or other person in charge of the security of the Building to have
the right to enter the Building or the Demised Premises, or unless such person
is properly identified and produces a key to the Demised Premises.

                                       12
<PAGE>
               (f) Prescribe the method and manner in which any merchandise,
furniture or heavy or bulky objects shall be brought in or taken out of the
Building and the hours when the same shall be done as well as the right to limit
and prescribe the weight, size and proper position thereof.

               (g) Suspend any utility or other service to be rendered to or for
Lessee under the provisions of this Lease by reason of events occurring as set
forth in Section 604 hereof.

               (h) Deleted.

               (i) Make alterations or additions to the Building or build
adjoining the Building provided there is not an unreasonable interference with
the conduct of Lessee's business.

               (j) Change the arrangement and/or location of or to regulate or
eliminate the use of all entrances, passageways, doors, doorways, corridors and
any other Common Areas in the Land or Building, whether or not connecting with
any concourse, subway, garage, railroad station or any other building, and all
such elevators, stairs, toilets, and other public conveniences in the Building,
as are in each case not a part of the Demised Premises hereby demised;

               (k) Deleted.

               (l) Enter and go upon the Demised Premises and every part thereof
by itself or its duly authorized agents, at reasonable times. Access shall be
provided for Lessor to Lessee's Demised Premises only upon reasonable notice and
at reasonable times except in the event of an emergency.

               (m) To inspect the Demised Premises and every part thereof and to
make decorations, repairs, alterations and additions thereto and to the Building
and to run such wires, utility systems or appurtenances thereto and in
connection with the foregoing to take such material into and upon the Demised
Premises that may be required therefor, all as Lessor shall deem necessary for
the safety, improvement, preservation or restoration of the Building, or the
Demised Premises, or for the safety or convenience of the present or future
occupants thereof.

               (n) To exhibit the Demised Premises to parties desiring to rent
or Lease the same, or to any prospective purchasers of the Building or any other
parties having an interest or prospective interest therein.

               (o) To render any services to the Building or tenant or occupant
thereof, or exercise any rights of Lessor under the provisions of this Lease,
provided the same do not interfere with Lessee's use of the Demised Premises.

               (p) To take possession of the Demised Premises and alter,
renovate and redecorate the same if at any time within one month prior to the
expiration of this Lease, Lessee has removed all or substantially all of
Lessee's property therefrom.

                                       13
<PAGE>
               (q) Lessor agrees not to Lease or to have any remaining space in
the existing Building to be utilized for medical/physician offices.

ARTICLE IX.      COVENANT OF QUIET ENJOYMENT

        901. Lessor warrants that it has the power and authority to enter into
this Lease and so long as Lessee keeps and performs each and every covenant,
agreement, term, provision and condition herein contained on the part and on
behalf of Lessee to be kept and performed, Lessee shall quietly enjoy the
Demised Premises without hindrance or molestation by Lessor or by any person
claiming under Lessor, subject nevertheless to all of the covenants, agreements,
terms, provisions and conditions of this Lease.

ARTICLE X.  WAIVER OF SUBROGATION, INDEMNIFICATION AND PUBLIC
                LIABILITY INSURANCE

        1001. Lessee shall indemnify and save harmless Lessor against and from
liabilities, obligations, damages, penalties, claims, costs, charges and
expenses which may be imposed upon or incurred by or asserted against the other
party by reason of:

               (a) Loss of life, personal injury and/or damage to property
occurring in or about, or arising out of the negligent use of the Demised
Premises or occasioned wholly or in part by reason of any negligent act or
omission of Lessee, its agents, contractors, invitees or employees.

               (b) Any failure on the part of Lessee to keep, observe and
perform on the terms, covenants, agreements, conditions or limitations contained
in this Lease which on Lessee's part are to be kept, observed and performed.

        1002. Lessor shall indemnify and save harmless Lessee against and from
liabilities, obligations, damages, penalties, claims, costs, charges and
expenses which may be imposed upon or incurred by or asserted against the other
party by reason of:

               (a) Loss of life, personal injury and/or damage to property
occurring in or about, or arising out of the negligent use of the Demised
Premises or occasioned wholly or in part by reason of any negligent act or
omission of Lessor, its agents, contractors, invitees or employees.

               (b) Any failure on the part of Lessor to keep, observe and
perform on the terms, covenants, agreements, conditions or limitations contained
in this Lease which on Lessor's part are to be kept, observed and performed.

        1003. Lessee shall keep in force at its own expense public liability
insurance, with a minimum "Single Limit" of $1,000,000, and Lessee will further
deposit the policy or policies of such insurance, or certificates thereof, with
Lessor. Said policy or policies of insurance or certificates thereof shall have
attached thereto an endorsement that such policy shall not be

                                       14
<PAGE>
canceled without at least thirty (30) days prior written notice to Lessor and
that no act or omission of Lessee shall invalidate the interest of Lessor under
said insurance.

        1004. Lessor and Lessee hereby release the other from any and all
liability or responsibility to the other or anyone claiming through or under
them by way of subrogation or otherwise for any loss or damage to property and
the Demised Premises covered by any insurance then in force, even if such fire
or other casualty shall have been caused by the fault or negligence of the other
party, or anyone for whom such party may be responsible. Lessor and Lessee
hereby agree that their respective insurance policies shall contain a waiver of
sub-rogation clause. Lessor shall, as an operating expense, maintain on the
Demised Premises and the Building a policy of standard fire and extended
coverage insurance, with vandalism and malicious mischief endorsements, to the
extent of at least one hundred percent (100%) of full replacement value. These
insurance requirements shall not be inconsistent with the appropriate coverages
that may be required by Lessor's mortgagee. Proper evidence of insurance
coverage shall be made available by either Lessor or Lessee to the other upon
demand.

ARTICLE XI.  WAIVER OF CLAIMS

        1101. Lessee and Lessor agree that Lessee shall be responsible for its
own acts or omissions and the acts or omissions of its agents, servants or
employees, and Lessor shall be responsible for its own acts or omissions and the
acts or omissions of its agents, servants or employees.

ARTICLE XII.  CONDEMNATION

        1201. Lessee hereby waives any loss or damages or claims therefor
resulting from the exercise of the power by eminent domain of any governmental
or other party exercising the same, whether such loss or damage result from
condemnation of part or all of the Demised Premises or any portion of the Land
or Building, except that Lessee may claim against the condemning authority any
damages for any loss payable to tenants or lessees, provided it does not reduce
or diminish Lessor's award for the Land or Building.

        1202. In the event substantially all of the Demised Premises shall be
taken as a result of the exercise of the power of eminent domain, this Lease
shall terminate as of the date of said taking and rent shall be apportioned as
of said date. If only a part of the Demised Premises shall be so taken, and
sufficient area remains to allow Lessee to properly perform its normal business
functions, and this Lease is not terminated by Lessor or Lessee as hereinafter
provided, the rent shall be abated in proportion to the area so taken, as of the
date thereof.

        1203. In the event any part of the Land and Building shall be taken as a
result of the exercise of the power of eminent domain and such taking interferes
with the conduct of Lessee's business, in Lessee's sole reasonable judgment,
Lessor or Lessee may terminate this Lease by giving notice thereof to the other
party within sixty (60) days after the date of said taking and in such event
this Lease shall thereupon terminate and rent shall be apportioned as of the
date of said termination. Lessor covenants that it will give immediate notice to
Lessee of any

                                       15
<PAGE>
proceedings of eminent domain concerning the Demised Premises and immediate
notice of any taking in whole or in part of the Premises or the Demised
Premises.

        1204. If the Demised Premises or the Building are declared unsafe by any
duly constituted authority having the power to make such determination, or are
the subject of a violation notice or notice requiring substantial repair or
reconstruction, Lessor at its option, may terminate this Lease, and in such
event, Lessee shall immediately surrender the Demised Premises to Lessor and
thereupon this Lease shall terminate and the rent shall be apportioned as of the
date of such termination. It is agreed, however, that if the Building is unsafe
or subject of a violation or notice requiring repair or reconstruction due to
the negligent acts or omissions of Lessor, its agents or employees or it is
attributed to the fact that Lessor did not maintain or repair the Building in
accordance with the usual standards, Lessor shall be liable for damages which
Lessee may incur therefrom.

ARTICLE XIII.  DAMAGE OR DESTRUCTION

        1301. If the Demised Premises shall be damaged by the elements or fire
or other casualty, not due to Lessee's negligence, which are not thereby
rendered untenantable or unfit for the conduct of Lessee's business in whole or
in part, Lessor shall cause such damage to be repaired and the rent shall not be
abated. If by reason of such occurrence, the Demised Premises shall be rendered
untenantable or unfit for the conduct of Lessee's business (in Lessee's sole
reasonable judgment) only in part, Lessor shall cause the damage to be repaired
and Rent shall be abated proportionately as to the portion of the Demised
Premises rendered untenantable. If the Demised Premises shall be rendered wholly
untenantable or unfit for the conduct of Lessee's business (in Lessee's sole
reasonable judgment) by reason of such occurrence, the Lessor shall cause such
damage to be repaired and rent meanwhile shall be abated in whole provided,
however, that Lessor or Lessee shall have the right, to be exercised by notice
in writing delivered to the other party within sixty (60) days from and after
said occurrence to terminate this Lease and the tenancy hereby created shall
cease as of the date of said occurrence and the rent to be adjusted as of said
date.

        1302. If the Building shall be substantially damaged by elements of fire
or other casualty, Lessor or Lessee shall have the right, to be exercised by
notice in writing delivered to the other party within sixty (60) days from and
after said occurrence to terminate this Lease, and in such event, this Lease and
the tenancy created shall cease as of the date of termination, unless
termination as of the date of said occurrence in accordance with Section 1301
hereof, the rent to be adjusted as of the said date of termination.

ARTICLE XIV AND ARTICLE XV.  (Deleted)

ARTICLE XVI.  RULES AND REGULATIONS

        1601. Reasonable rules and regulations dealing with the Land, Building
and various lessees thereof and additions, alterations or modifications of said
rules and regulations may from

                                       16
<PAGE>
time to time be made by Lessor and be deemed a part of this Lease and shall be
effective when written notice thereof is given to Lessee.

ARTICLE XVII.  ALTERATIONS BY LESSEE AND TRADE FIXTURES

        1701. Except as otherwise provided herein, Lessee shall not do any work
in or about the Demised Premises or make any alterations or additions thereto
without the prior written consent of Lessor, which consent shall not
unreasonably be withheld. Notwithstanding the foregoing, Lessee may make
alterations that cost less than Ten Thousand Dollars ($10,000) and that do not
require a building permit without Lessor's consent. All work consented to by
Lessor, to be done or performed in or about the Demised Premises by Lessee,
shall be at Lessee's cost and expense and in accordance with such plans and
specifications to be prepared by and at the expense of Lessee, which shall first
be subject to Lessor's approval as well as the identity of all contractors,
sub-contractors and material men providing labor or material for said work.
Lessor shall require for work requiring its consent a guarantee by each of
Lessee's prime contractors and materialmen for the benefit of Lessor, Lessee and
such other parties as Lessor shall designate that all work performed and
materials and equipment furnished by such contractors will conform to the
requirements of the plans and specifications as to the kind, quality, function
of equipment and characteristics of material and workmanship and will remain so
for a period of at least one year from the date that the work has been
completed, and in the event any deficiency, defects, faults or imperfections of
materials, equipment or workmanship shall appear prior to the expiration of such
period, the contractor, upon receiving written notice thereof from Lessor or
Lessee will immediately correct and repair the same at the expense of such
contractor; said guaranties to be effective whether or not any part of the
aforesaid work has been subcontracted by the contractor.

        1702.  Deleted.

        1703. In the event any labor, materials or equipment are furnished to
Lessee with respect to which any mechanic's or materialman's lien might be filed
against the Demised Premises or the Land and Building, Lessee shall, take such
other appropriate action prior to the furnishing of such labor, materials or
equipment to assure that no such lien may be filed and pay, when due all sums of
money that may become due for any such labor, materials or equipment and to
cause any such lien to be fully discharged and released promptly upon receiving
notice thereof.

        1704. Any consent by Lessor permitting Lessee to do any or cause any
work to be done in or about the Demised Premises shall be and hereby is
conditioned upon Lessee's work being performed by workmen and mechanics working
in harmony and not interfering with labor employed by Lessor, Lessor's mechanics
or their contractors or by any other tenant or their contractors. If at any time
any of the workmen or mechanics performing any of Lessee's work shall be unable
to work in harmony or interfere with any labor employed by Lessor, other tenants
or their respective mechanics and contractors, then the permission granted by
Lessor to Lessee permitting Lessee to do or cause any work to be done in or
about the Demised Premises, may be withdrawn by Lessor upon forty-eight (48)
hours written notice to Lessee. Lessee shall be permitted to continue with such
work in a manner or at a time when doing so shall not cause such interference.

                                       17
<PAGE>
        1705. With the exception of Lessee's trade fixtures any alterations,
improvements and additions made by Lessee shall remain upon the Premises at the
expiration and early termination of this Lease and shall become the property of
Lessor, unless Lessor shall prior to the termination of this Lease, have given
written notice to Lessee to remove the same, in which event Lessee shall remove
such alterations, improvements and additions and restore the Premises to the
same good order and condition in which they were at the commencement of this
Lease. Should Lessee fail to do so, Lessor may do so, and the cost and expense
thereof shall be paid by Lessee to Lessor as additional rent. Lessee agrees that
the Lessee's Data Center build out, per Exhibit A-1 is the property of the
Lessor and Lessee shall be responsible for the maintenance, repair and operation
of the Data Center.

ARTICLE XVIII.  Deleted.

ARTICLE XIX.  NOTICES

        1901. If there be more than one Lessee, any notice or demand given by or
to any one thereof shall have the same force and effect as if given by or to
all. Any notice or demand given by Lessor to Lessee shall be in writing and may
be served by leaving the same on the Demised Premises, and personally delivered
or forwarded by certified mail, postage prepaid, addressed to Lessee as follows:

                              Open Solutions, Inc.
                             455 Winding Brook Drive
                              Glastonbury, CT 06033
                              Attn: ______________

or such other address as Lessee may from time to time designate by written
notice to Lessor. Any notice or demand to be given by Lessee to Lessor shall not
be deemed to have been duly given or served unless in writing and forwarded by
certified mail, postage prepaid, addressed to Lessor as follows:

                           WB Development Partnership
                        111 South Independence Mall East
                                    Suite 100
                        Philadelphia, Pennsylvania 19106
                     Attn: Joseph Pacitti - General Partner

or such other address or addresses as Lessor may from time to time designate by
written notice to Lessee.

ARTICLE XX.  EVENTS OF LESSEE'S DEFAULT

        2001. The occurrence of any of the following shall constitute an event
of default ("Event of Default") hereunder:

               (i) Deleted.

                                       18
<PAGE>
               (ii) The filing of a petition by or against Lessee for
adjudication as a bankrupt or insolvent, or for its reorganization or for the
appointment of a receiver or trustee of Lessee's property and the same is not
dismissed within one hundred twenty (120) days; an assignment by Lessee for the
benefit of creditors; or the taking possession of the property of Lessee by any
governmental officer or agency pursuant to statutory authority for the
dissolution or liquidation of Lessee.

               (iii) Failure of Lessee to pay when due any installment of rent
hereunder or any such other sum herein required to be paid by Lessee.

               (iv) Lessee's removal or attempt to remove, or manifesting an
intention to remove Lessee's goods or property from or out of the Demised
Premises otherwise than in the ordinary and usual course of business without
having first paid and satisfied Lessor for all rent which may become due during
the entire term of this Lease except as provided in this Lease.

               (v) Lessee's failure to perform any other covenant or condition
of this Lease within thirty (30) days after receiving written notice and demand,
unless the failure is of such a character as to require more than thirty (30)
days to cure, in which event Lessee's failure to proceed diligently to cure such
failure shall constitute an event of default.

               (vi) Deleted.

               (vii) Deleted. [Not applicable.]

               (viii) Deleted. [Not applicable.]

ARTICLE XXI.  RIGHTS OF LESSOR UPON DEFAULT BY LESSEE

        2101. Deleted.

        2102. Deleted.

        2103. Lessor may decorate or make repairs, changes, alterations or
additions in or to the Demised Premises to the extent deemed by Lessor desirable
or convenient, and the reasonable cost of such decoration, repairs, changes,
alterations or additions, shall be charged to and be payable by Lessee as
additional rent hereunder, as well as any reasonable brokerage and legal fees
expended by Lessor, and any sums collected by Lessor from any new tenant
obtained on account of the Lessee shall be credited against the balance of rent
due hereunder as aforesaid.

        2104. At any time after any Event of Default shall occur and remain
uncured, Lessor, at its option, may serve notice upon Lessee that this Lease and
the then unexpired term hereof shall cease and expire and become absolutely void
on the date specified in such notice, to be not less than five (5) days after
the date of such notice, and thereupon, and at the expiration of the time
limited in such notice this Lease and the term hereof granted, as well as all of
the right, title and interest of the Lessee hereunder, shall wholly cease and
expire and become void in the same manner and with the same force and effect
(except as to Lessee's liability) as if the date fixed in such notice were the
date herein specified for expiration of the term of this Lease. Thereupon,
Lessee shall immediately quit and surrender to Lessor the Demised Premises, and
Lessor may

                                       19
<PAGE>
enter into and repossess the Demised Premises by summary proceedings, detainer,
ejectment or otherwise, and remove all occupants thereof and, at Lessor's option
any property thereon without being liable to indictment, prosecution or damages
therefor.

        2105. In the event of termination of this Lease pursuant to provisions
of Section 2104 hereof, Lessee shall pay to Lessor all rental and other charges
payable hereunder due and unpaid to the original date of termination, as if the
same had not been terminated, but subject to Section 2103 hereof. In the event
any judgment has been entered against Lessee for any amount in excess of the
total amount required to be paid by Lessee to Lessor hereunder, then the damages
assessed under said judgment shall be re-assessed and a credit granted to the
extent of such excess.

        2106.  Deleted.

ARTICLE XXII.  LESSOR'S DEFAULT AND LESSEE'S REMEDIES UPON DEFAULT
        BY LESSOR

        2201. In the event Lessor shall fail to perform or observe any term,
covenant or condition of Lessor under the terms of the Lease after thirty (30)
days' written notice from Lessee of such failure or, if such failure is not
capable of being cured within such thirty (30) day period then if Lessor shall
fail to commence to cure such default within such thirty (30) day period and
diligently pursue such cure to completion thereafter, then Lessee shall have the
right, but not the obligation, to perform such obligation of Lessor and to
charge the cost thereof to Lessor, provided that Lessee shall have the right to
perform such obligation of Lessor immediately and without notice in the case of
an emergency or material interference with Lessee's ability to use the Demised
Premises.

        In case Lessee shall retain an attorney to enforce the provisions of
this Lease or because of the breach of any covenants herein contained on the
part of Lessor to be kept or performed, Lessor shall pay to Lessee all expense
incurred therefor, including reasonable attorneys' fees.

        In the event of a breach or threatened breach by Lessor of any of its
obligations under this Lease, Lessee shall have the right of injunction. The
special remedies to which Lessee may resort hereunder are cumulative and are not
intended to be exclusive of any other remedies to which Lessee may lawfully be
entitled at any time, and Lessee may invoke any remedy allowed at law or in
equity as if specific remedies were not provided for herein.

ARTICLE XXIII.  CUSTOM AND USAGE

        2301. Any law, usage or custom to the contrary notwithstanding, Lessor
shall have the right at all times to enforce the covenants and conditions of
this Lease in strict accordance with the terms hereof and, notwithstanding any
conduct or customs on the part of the Lessor in refraining from so doing at any
time or times. The failure of Lessor at any time or times to enforce its rights
under said covenants and provisions strictly in accordance with the same shall
not be construed as having created a custom in any way or manner contrary to the
specific terms, provisions and covenants of this Lease or as having in any way
or manner modified or waived the same.

                                       20
<PAGE>
ARTICLE XXIV.  SCOPE AND INTERPRETATION OF AGREEMENT

        2401. This Lease shall be considered to be the only agreement between
the parties hereto pertaining to the Demised Premises. All negotiations and oral
agreements acceptable to both parties are included herein. The laws of the State
of Connecticut shall govern the validity, interpretation, performance and
enforcement of this Lease.

ARTICLE XXV.  CAPTIONS

        2501. Any headings preceding the text of the several Articles and
subparagraphs hereof are inserted solely for convenience of reference and shall
not constitute a part of this Lease, nor shall they affect its meaning,
construction or effect.

ARTICLE XXVI.  SEVERABILITY

        2601. In the event any provision(s) of this Lease is or are held to be
invalid, the same shall not affect the remaining provisions of this Lease, which
shall continue in full force and effect.

ARTICLE XXVII.  PARTIES, SUCCESSORS AND ASSIGNS

        2701. The term "Lessee" shall refer to each and every person or party
mentioned as a lessee herein, be the same one or more. If there shall be more
than one lessee, they shall be bound jointly and severally by all of the terms,
covenants and agreements of this Lease and any notice required or permitted by
the terms of this Lease may be given by or to anyone thereof and shall have the
same force and effect as if given by or to all.

        2702. The term "Lessor" as used in this Lease shall refer to the owner
of Lessor's estate in the Land and Building, only for the time being. Lessor
shall be and is hereby relieved of all covenants and obligations of Lessor
hereunder after the date of transfer of Lessor's estate in the Land and
Building, and it shall be construed without further agreement between the
parties that the transferee has assumed and agreed to carry out any and all
covenants and obligations of Lessor hereunder during such time as said
transferee shall own or hold Lessor's estate or interest in the Land and
Building. The provisions of this Article XXVI shall apply to each successive
transfer of Lessor's interest or estate in said Land and Building. The liability
of the Lessor under this Lease shall be and hereby is limited to its interest in
the Land and Building and insurance maintained on Land and Building and no other
assets of Lessor shall be affected by reason of any liability which Lessor may
have to Lessee or to any other person by reason of the execution of this Lease,
or acquisition of Lessor's interest in the Land and Building of this Lease.

        2703. Subject to the provisions of 2602 hereof, all rights, obligations
and liabilities hereupon given to or imposed upon the respective parties hereto
shall extend to and bind the several and respective successors, sublessees, and
assigns of said parties.

ARTICLE XXVIII.  ADDITIONAL PROVISIONS

        2801. It is agreed between the parties of this Lease that Lessee will
accept such space as indicated on Exhibit A and A-1. It is agreed between the
parties of this Lease that the area comprising the Demised Premises shall
constitute Exhibit A to this Lease.

                                       21
<PAGE>
        2802. Lessee shall execute such subordination agreements as Lessor's
lender(s) may require in a form reasonably acceptable to Lessee within fifteen
(15) days following Lessor's request. As a condition to the effectiveness of
this Lease, Lessor shall provide Lessee with a non-disturbance agreement
acceptable to Lessee from any current holder of a mortgage on the Building or
Land.

        2803. Expansion Option. Lessor shall grant Lessee the ongoing right of
first offer on any additional space that may become available in the Building.
Lessee shall exercise this option by responding in writing, within ten (10) days
of receiving written notification from Lessor that space is available. The
rental rate for expansion space shall coincide with rate for existing Demised
Premises. Lessor also grants Lessee an ongoing right of first refusal for space
that becomes available on the second floor only. Within ten (10) days of
receiving written notification of Lessor's receipt of a written offer to lease
such space, Lessee shall exercise this right of first refusal by notifying
Lessor that it will match the prospective tenant's offer.

        2804. Signage. Lessee will be provided signage on the exterior of the
Building subject to Lessor's and the Town of Glastonbury's approval. Signage
will also be made available on the interior lobby directory as well as at
Lessee's individual entrance doors.

        2805. Right to Assign or Sublease. Lessee may sublease or assign all or
any portion of the Premises upon receipt of Lessor's consent, which consent
shall not be unreasonably withheld or denied. Notwithstanding the foregoing,
Lessee may assign all or part of this lease, or sublease all or a part of the
Premises without Lessor's consent, to:

               (a) any entity that has the power to direct Lessee's management
and operation, or any entity whose management and operation is controlled by
Lessee;

               (b) any entity controlled by Lessee;

               (c) any corporation in which or with which Lessee, its corporate
successors, or assigns, is merged or consolidated, in accordance with applicable
statutory provisions for merger or consolidation of corporations, so long as the
liabilities of the corporations participating in such merger or consolidation
are assumed by the corporation surviving such merger or created by such
consolidation;

               (d) any entity acquiring this lease and a substantial portion of
Lessee's assets; or

               (e) any corporate successor to a successor corporation becoming
such by either of the methods described in (c) or (d), so long as on the
completion of such merger, consolidation, acquisition, or assumption, the
successor has a net worth no less than Lessee's net worth immediately prior to
such merger, consolidation, acquisition, or assumption.

        2806. Brokerage. Lessor and Lessee acknowledge that CB Richard Ellis-NE
Partners, LP is the sole real estate broker involved in this transaction. Broker
is to be paid a real estate commission by Lessor per a separate agreement.

        2807.  Lessor warrants and represents that:

                                       22
<PAGE>
               (a) Lessor has fee simple title to the Building and the Land.

               (b) There are no easements, covenants, restrictions or other
encumbrances of record that will interfere with Lessee's ability to use the
Demised Premises for their intended use.

               (c) No zoning law or other legal requirement prohibits the use of
the Demised Premises for the purposes allowed under this Lease.

               (d) The parking and other common areas appurtenant to the Demised
Premises are legally useable for the purposes intended and the number and size
of the parking spaces satisfy all applicable legal requirements.

               (e) The Demised Premises are adequately served by all necessary
utilities and sewerage facilities.

               (f) Lesser has full authority to enter into this Lease, and no
other person, firm or corporation need join in the execution of this Lease to
make the Lessor's execution complete or appropriate.

               (g) At the time Lessee takes possession of the Demised Premises,
the Demised Premises, the Building, and the Land will be in compliance with all
laws, ordinances and regulations, including the Americans with Disabilities Act
and Environmental Laws. Except with respect to the activities of Lessee on the
Demised Premises, Lessor shall be solely responsible for compliance with
Environmental Laws. As used herein "Environmental Laws" means any and all
Federal, State, local or municipal laws, rules, orders, regulations, statutes,
ordinances, codes, guidelines, policies or requirements of any governmental
authority regulating or imposing standards of liability or standards of conduct
(including common law) concerning air, water, solid waste, Hazardous Materials,
worker and community right-to-know, hazard communication, noise, radioactive
material, resource protection, subdivision, inland wetlands and watercourses,
health protection and similar environmental, health, safety, building, land use,
and local government concerns as may now or at any time hereafter be in effect.
Such laws include, but are not limited to, the Resource Conservation and
Recovery Act, the Superfund Amendments and Reauthorization Act, the Occupational
Safety and Health Administration and Regulations, the Comprehensive
Environmental Response, Compensation, and Liability Act, the Hazardous Materials
Transportation Act, the Toxic Substance Control Act, the Federal Insecticide
Fungicide and Rodenticide Act, the Clean Water Act, the Safe Drinking Water Act,
and title 22a of the Connecticut General Statutes, all as amended and effective
on the date hereof. As used herein, "Hazardous Materials" means any petroleum,
petroleum products, waste oil, fuel oil, explosives, reactive materials,
ignitable materials, corrosive materials, hazardous chemicals, hazardous wastes,
hazardous substances, extremely hazardous substances, toxic substances, toxic
chemicals, radioactive materials, infectious materials and any other element,
compound, mixture, solution or substance which may pose a present or potential
hazard to human health or the environment.

        2808. Upon either party's request, the parties agree to execute and
acknowledge a statutory notice of lease in recordable form.

                                       23
<PAGE>
        IN WITNESS WHEREOF, the parties have caused these presents to be duly
executed as a sealed instrument as of the day and year first above written.

                                     LESSOR

Witness/Attest:                      WB DEVELOPMENT PARTNERSHIP

                                     /s/ Joseph Pacitti
                                     -------------------------------------------
                                     By: Joseph Pacitti - General Partner

                                     LESSEE

                                     OPEN SOLUTIONS, INC.

                                     /s/ Carl D. Blandino
                                     -------------------------------------------
                                     By: Carl D. Blandino, Senior Vice President
                                         and Chief Executive Officer

        If Lessee is a corporation, Lease should be executed by President or
Vice President. If Lessee is a partnership, all general partners should execute
the Lease and if Lessee is an individual or partnership, all signatures should
be witnessed.

                                       1
<PAGE>
                                   EXHIBIT "A"
                          FLOOR PLAN AND LESSOR'S WORK

Page 1 of 4

BUILD-OUT SPECIFICATIONS FOR LESSEE'S SPACE:

3RD FLOOR

    -   Data Center (See Attached Exhibit A)

    -   Electric Strike-plates on all main entry doors from common area and
        stairwells into tenant spaces

    -    Lunchroom

            -   Electrical for 2 Refrigerators

            -   Electrical for 3 Vending Machines

            -   Soundproofing in 3 perimeter walls

            -   Cabinets (upper & lower) for specified areas (See Plan)

            -   Countertops for specified areas (See Plan)

            -   Dishwasher (1)

            -   Double bowl Sink

            -   Paint

            -   Vinyl Flooring

    -    Training Center

            -   Soundproofing in all training rooms

            -   All Training Rooms & Common Areas wallpapered

            -   All Training Rooms & Common Areas carpeted

            -   Break room

                -   Countertop for specified area (See Plan)

                -   Cabinets (upper & lower) for specified area

                -   Single bowl Sink

                -   Dishwasher - Electrical for Refrigerator

                -   Electrical for Vending Machine

                -   Vinyl Flooring

    -   Senior Team Office (1)

            -   Soundproofing

            -   Wallpaper

            -   Carpeting

                                       2
<PAGE>
Page 2 of 4
Exhibit A

    -   Regular Offices (18) & Conference Rooms (4)

            -   Paint

            -   Carpeting

            -   Cabinets (upper & lower) in one conference room Butler's Pantry
                (See Plan)

            -   Countertop in one conference room Butler's Pantry (See Plan)

            -   Electrical in Butler's Pantry for undercounter fridge and coffee
                makers

    -   Copy Centers (2)

            -   Electrical to accommodate fax, printers and copiers

            -   Vinyl Flooring

            -   Storage (counters, lower cabinets, shelving) (See Plan)

4TH FLOOR

    -   Conference Rooms (5)

            -   Soundproofing in all conference rooms (5)

            -   Carpet in all conference rooms

            -   Main Executive conference Room will have a Prep kitchen

                  -   Prep Kitchen

                        -   Upper and lower cabinets in specified area (See
                            Plan)

                        -   Counter top in specified area (See Plan)

                        -   Vinyl Flooring

                        -   Single bowl Sink

                        -   Electrical for Refrigerator, coffee pots & microwave

                        -   Dishwasher

                        -   Soundproofing

                  -   Serving Room

                        -   Carpeting

                        -   Serving counter - lower cabinetry, countertop

                        -   Wallpapered

                        -   Soundproofing

                  -   Secondary Exec. Conference Room

                        -   Butlers Pantry with Upper and Lower cabinetry,
                            counter top

                        -   Electrical for coffee pots, under counter refrig.

                        -   Tiled floor

                        -   Soundproofing

                  -   Soundproofing in all Executive Offices (6)

                                       3
<PAGE>
    Page 3 of 4
    Exhibit A

    -   Electric Strike-plates on all main entry doors from common area and
        stairwells into tenant spaces

    -   Wallpaper in:

           -   All Senior Team Offices (6)

           -   Two Executive Conference Rooms

           -   Lobby and Reception Area

           -   Model Bank & Theater

           -   Hallway to Executive Offices

    -   Paint all other offices and all other hallways

    -   Carpet of all offices, Conference rooms, hallways & Model Bank

    -   Extend the marble foyer to the front of the model bank And into the
        reception area (to windows)

    -   All office doors should have lockable doors, key aligned with Master

    -   Model Bank & Theater

           -   Model Bank will have a 14" (2 stairs up) entrance to the
               Technology Theater

           -   The Theater will have 3 Tiers of platform, 2 steps down (7" each)

               The platforms will be as seen on attached diagram (2 approx.
               30'x6' and one the bottom tier will be @ 30'x12')

           -   Platform, tiers and floor will be carpeted

           -   Handrails at stair locations

           -   Exterior of Model Bank to be built out as seen in Attachment "B"
               w/marble extended from floor up the Model Bank walls (shown in
               Attachment "B" as brick)

    -   Lunchroom

           -   Electrical for 2 Refrigerators

           -   Electrical for 3-4 Vending Machines

           -   Soundproofing in walls

           -   2 Dishwashers

           -   Double bowl Sink

           -   Paint

           -   Vinyl Flooring

           -   Cabinets (upper & lower) where specified (See Plan)

           -   Countertops where specified (See Plan)

                                       4
<PAGE>
    Page 4 of 4
    Exhibit A

    -   Copy Centers (2)

           -   Electrical to accommodate fax, printers and copiers

           -   Vinyl Flooring

           -   Storage (counters, lower cabinets, shelving) (See Plan)

    -   Mail Room (In Basement)

           -   Vinyl flooring

           -   Painted walls (over concrete ok)

           -   Heat/Air conditioning

           -   Electrical

           -   Remote garage door opener for deliveries

    -   Storage Areas

           -   Door locks

           -   Partitioned off from other storage areas

*    Carpet colors to be determined

**   Wallpaper , vinyl flooring & paint colors to be determined

***  Cabinet & counter colors to be determined

                                       5
<PAGE>
                                  EXHIBIT "A-1"
                   OSI DATA CENTER BUILDOUT AND BUILDOUT COSTS

PRELIMINARY SCOPE OF SPECIFICATIONS

GENERAL CONSTRUCTION:

      1.    Interior Partition Walls: The walls surrounding the Data Center
            complex should be constructed from the building floor to the
            underside of the deck above. The walls shall be constructed with
            5/8" sheetrock on the exterior (Office area side), two (2) layers of
            -1/2" sheetrock with a 6-mill thick polyethylene between the layers
            on the interior (Data Center side). The partition shall be caulked
            with fire stop around the perimeter at the base and at the top. All
            openings in the partition for conduit, piping, ductwork, etc. shall
            be sealed and caulked with firestop.

      2.    Partitions within Data Center: All partitions shall be demountable
            type, built on top of the raised floor to underside of the ceiling.
            The partitions shall be constructed with 30" high base solid white
            panel, 48" high glass, and solid panel from top window to underside
            of ceiling.

      3.    Hung Ceiling: The ceiling tiles should be heavy weight type with
            vapor barrier finish. With a fire suppression system, ceiling tiles
            must be installed with hold down clips.

      4.    Doors into Data Center complex: Doors shall be steel, solid core,
            rated, with automatic closers, weather-stripping and bottom sweep.
            The service doors to the Data Center Server Rooms and the Operations
            Center will be glass, also with automatic closers and adaptable to
            card readers. (Electric strike-plates)

      5.    Raised floor: Install a "C-TEC" Raised Floor, minimum height 14"
            high. The floor shall be volted stringer type with NEVAMAR finish
            (or similar product), perforated panels as required, steps,
            handrails, ramps, cable cutouts and panel lifters.

      6.    Back wall of Data Center (TOC side) will contain a window approx. 5'
            high by the length of the wall for viewing.

    FIRE PROTECTION AND SUPPRESSION

      1.    Sprinkler System: Since the building is sprinklered, consideration
            should be given to modifying the system to a Pre-action type or
            vacated water feature in the Data Center Complex. As an alternative,
            change the heads to high temperature type.

      2.    Install a "FM200" Fire Suppression system. The system can be either
            "Main Only" or a Main/Reserve" type.

      3.    Smoke Detection: The Data Center complex should be a separate zone
            for detection and annunciation purposes.

    PLUMBING

      1.    Provide domestic water make up to air conditioning units for
            humidifier make up.

                                       6
<PAGE>
    2.  Provide condensate rain lines from the air conditioning units to the
        building waste stacks.

    ENVIRONMENTAL CONTROLS

      1.    The following equipment selection is tentative, based on incomplete
            information. Install Three (3) Downflow Air cooled FM Series Model
            FM50M-AKA-EST Precision Environmental Control Systems.

    ELECTRICAL

      2.    Install a dedicated standby generator (600Kw) sized to support the
            Environmental Control System, UPS and other critical OSI loads.

      3.    Install a UPS w/battery back-up sized to accommodate current and
            future loads.

      4.    Provide all required wiring for various loads.

      5.    Provide all electrical wiring from generator to transfer switch to
            UPS to rack sites in Data Center.

    GENERATOR

      1.    600 KW Rating, synchronous alternator, wired for 277/480 VAC 3
            phase, 60 HZ

      2.    40" 960 gallon double wall sub-base fuel tank

      3.    One Generac automatic transfer switch (or similar) rated at 800
            amps, 4 pole construction, operating at 60 HZ, 480 Volts, 3 phase,
            with 2-wire start circuit (exact specs available upon request)

BUILD-OUT COSTS

LESSOR SHALL PROVIDE LESSEE WITH AN ALLOWANCE OF $435,069.00 FOR THE BUILD-OUT
OF THE DATA CENTER. ANY OTHER COSTS IN EXCESS OF $435,069.00 SHALL BE THE
RESPONSIBILITY OF LESSEE.

SAMPLE PRODUCTS:

FLOOR:  NEVAMAR Decorative Surfaces   www.nevamar.com or 1-800-638-4380
                      Nevamar laminated floor tile
        InterfaceAR   1-888-977-1099
                      Access flooring - C-Tec

FIRE SUPPRESSION & SMOKE DETECTORS:  Great Lakes Chemical Corporation
                                     1-800-892-2527

AIR CONDITIONING:  APC  1-800-800-4272
                   Liebert  1-203-294-6020 Bob Paradiso

GENERATOR:  Huntington Power Equipment   1-203-929-3203  Ray Bernsten

                                       7
<PAGE>
                                   EXHIBIT "B"
                       SITE PLAN AND PROPERTY DESCRIPTION

                                       8
<PAGE>
                                   EXHIBIT "C"
                           CONFIRMATION OF LEASE TERM

THIS AGREEMENT, made the ___ day of ______________ 2004 by and between WB
Development Partnership (hereinafter referred to as "Lessor"), Party of the
First Part, and Open Solutions, Inc.(hereinafter referred to as "Lessee"), party
of the Second Part;

                              W I T N E S S E T H:

        WHEREAS, pursuant to an Agreement of Lease dated the _____ day of
______________________A.D. 2004, between the parties hereto, the Lessor Leased
to Lessee and Lessee Leased and took from Lessor, for the term and upon the
terms and conditions therein set forth, certain parts of a building erected at
______________________________________________.

        WHEREAS, said Agreement of Lease provides that the parties shall execute
a confirmation of the actual Commencement and Expiration Dates of the Lease,
when such dates have been determined;

        NOW, THEREFORE, the parties hereto, intending to be legally bound
hereby, agree that the term of said Lease shall commence on the ___ day
of_____________ 2004, and shall end on the ___ day of ______________________
2004, at Midnight, unless sooner terminated or extended as therein provided.

        The undersigned Lessee is in possession and occupation of the Demised
Premises to it in the above mentioned Building and further states that it
commenced paying rent on the "Commencement Date" as set forth in said Lease. The
Lease is in full force and effect; the Lessor is not in default thereof; the
Premises as erected, as completed, are accepted by Lessee as being in accordance
with the terms of the Lease and there is no offset of rent.

        IN WITNESS WHEREOF, the parties hereto have interchangeably set their
hands and seals or caused these presents to be signed by their proper corporate
officers and have caused their proper corporate seals to be hereunto affixed,
the day and year first above written.

ATTEST:

________________________________   By_________________________________

________________________________     _________________________________

                                       9
<PAGE>
                                        EXHIBIT "D"
                        UNDERGROUND PARKING/STORAGE PLAN

                                       10
<PAGE>
                                   EXHIBIT "E"
                            JANITORIAL SPECIFICATIONS

Daily Cleaning - Monday thru Friday

        1) Empty and clean ash trays, waste baskets and other waste containers.
Insert liners as required.

        2) Dust and clean level surfaces of desks, telephones, chairs, tables,
filing cabinets, other office furniture, window sills and counter tops. Company
papers on desks, tables, files, etc. are not to be disturbed.

        3) Vacuum area rugs and carpeting. If flooring is other than carpeting,
surface will be swept and damp mopped, if necessary.

        4) Turn off all lights, except those required to be left on. Lock all
necessary doors.

        5) Clean kitchen. Dishes will not be washed, but sink will be cleaned.

        6) Entrance windows are cleaned of fingerprints.

        7) Plants are not watered.

Quarterly cleaning

        1) Hand vacuum upholstered furniture and other areas not reachable with
an upright vacuum.

        2) Windows are cleaned twice a year, (inside and out),

        3) Ventilator ducts are vacuumed and surrounding ceiling areas.

Wooden desks are cleaned with guardsman cloths and are polished with guardsman
polish, which contains no wax.

                                       11

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