Document:

ex106

    INDENTURE
      OF LEASE

    

    THIS
      INDENTURE OF LEASE (this “Lease”), made and executed in duplicate as of the 1st
      day of June, 2006, by and between TOLEDO REALTY, LLC, a New York Limited
      Liability Corporation (“Landlord”), and JUMA TECHNOLOGY, LLC, a New York Limited
      Liability Corporation (“Tenant”).

    

    WITNESSETH:

    

    Landlord,
      for and in consideration of the rents hereinafter reserved and of the covenants
      and agreements hereinafter mentioned to be kept and performed by Tenant, does
      by
      these presents lease and let unto Tenant, and Tenant does hereby hire and take
      from Landlord the entire 7,000 square foot Building (the “Building”) inclusive
      of the office space and garaged warehouse space (the “Premises”), on that
      certain lot, parcel or piece of real estate, together with the appurtenances
      thereto (including any easements for ingress, egress, rights-of-way, or
      otherwise which are or may be appurtenant thereto in common with others entitled
      to the use thereof) situated at 154 Toledo Street, Farmingdale, New York said
      parcel being more particularly described in Exhibit “A” attached hereto and made
      a part hereof (the “Land”) (the Land and the Building and any other current or
      future improvements collectively, the “Property”);

    

    It
      is
      hereby mutually covenanted and agreed that (a) delivery of the Premises is
      being
      made by Landlord to Tenant in its present condition “as is” and “where is” and
      that Landlord has made no representation with respect to the physical condition
      thereof, and (b) this Lease is made upon the following agreements, conditions,
      covenants and terms:

    

    

    ARTICLE
      I.  HEADINGS

    

    Section
      1.01.
      The
      various headings and numbers herein, and the grouping of the provisions of
      this
      Lease into separate Articles and Sections, are for the purpose of convenience
      only and in no way define, limit, construe, or describe the scope or intent
      of
      such Sections or Articles nor in any way affect this Lease.

    

    

    ARTICLE
      II.  TERM
      OF THIS LEASE AND EXTENSION PERIODS

    

    Section
      2.01.
      The
      term of this Lease shall commence on the 1st day of June, 2006, (the
“Commencement Date”), and shall continue for a term of ten (10) years (the
“Primary Term”), commencing on the Commencement Date and expiring the last day
      of May, 2016, (the “Termination Date”), unless sooner terminated in accordance
      with this Lease (the Primary Term as may be extended or renewed is hereinafter
      referred to as the “Term”) , and two (2) separate five (5) year options (from
      June 1, 2016 to May 31, 2021 - first Option, and from June 1, 2021 to May 31,
      2026 - second Option (the “Options”). For the purpose of this Lease, the term
“Lease Year” shall mean any twelve (12) month period beginning on the first day
      of the month next following the Commencement Date unless the Primary Term
      commences on the first day of a month in which event the twelve (12) month
      period shall commence on the Commencement Date.

    

    

    ARTICLE
      III.  RENT

    

    Section
      3.01.
      Tenant
      covenants and agrees to pay without demand, set-off or abatement, except as
      specifically otherwise set forth herein, and Landlord agrees to accept as
“Minimum Annual Rent” (herein so called) for the Premises during the Primary
      Term the following sums: Eighteen and 00/100 Dollars ($18.00) per square foot
      for the entire building for a total Minimum Annual Rent of One Hundred Twenty
      -Six Thousand and 00/100 Dollars ($126,000.00) per annum for the first Lease
      Year, which sums shall be payable in equal monthly installments of Ten Thousand
      Five Hundred and 00/100 Dollars ($10,500.00) each (“Minimum Monthly Rent”), on
      the first day of each calendar month in advance (prorated according to the
      Minimum Monthly Rent for the First Lease Year on a thirty-day month per diem
      basis in the event the Commencement Date is other than the first day of a
      month). Thereafter, the Minimum Annual Rent shall increase three (3%) percent,
      annually, during each year of the Primary Term and each Option (Attached as
      Exhibit “B” is the schedule of Rent 

    
      
        
        

      

      
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    Payments
      due from Tenant). Tenant understands that utilities consumed by the Premises
      are
      Tenant’s responsibility and are in addition to the Minimum Monthly
      Rent.

    

    All
      rental payments hereunder shall be made to Landlord, or at such other place
      or
      person as Landlord may designate in writing from time to time.

    

    Section
      3.02.
      All
      payments other than Minimum Annual Rent required to be made by Tenant under
      any
      of the terms or conditions of this Lease shall be collectible as “Additional
      Rent” hereunder whether or not the provision requiring such payment specifically
      so states (Minimum Annual Rent and Additional Rent are collectively referred
      to
      herein as “Rent”). Any payment of Rent not made by Tenant on the date or time
      herein specified for such payment shall bear interest at the lesser of eighteen
      percent (18%) per annum or the highest rate permitted by law (the “Lease
      Interest Rate”), from such date or time until such payment shall be made by
      Tenant. 

    

    Section
      3.03.
      The
      parties intend that this Lease shall provide for a net return to Landlord in
      the
      amount of the Minimum Annual Rent. The parties, therefore, agree that all costs,
      expenses or obligations of whatever nature, whether ordinary or extraordinary,
      arising in connection with this Lease or by reason of the use or occupancy
      of
      the Premises, shall be paid and discharged by Tenants of the Building and shall
      be collectible as Additional Rent for all purposes of this Lease. Landlord
      and
      Tenant agree that Tenant is leasing (100%) of the total square footage of the
      Building and therefore shall be responsible for (100%) of such costs, expenses
      and obligations for the Property (“Tenant's Proportionate Share”).

    

    Section
      3.04.
      Upon
      execution of this Lease, Tenant shall pay to Landlord two (2) months Security
      Deposit and one (1) month Minimum Monthly Rent in advance, for a total due
      of
      Thirty One Thousand Five Hundred ($31,500.00) Dollars. 

    

    

    ARTICLE
      IV.  ADDITIONS,
      CHANGES AND ALTERATIONS; EQUIPMENT

    

    Section
      4.01.
      At any
      time, and from time to time, with Landlord's prior written approval, which
      will
      not be unreasonably withheld, Tenant, at its sole cost and expense, may make
      additions to and nonstructural changes and alterations in and upon any or all
      of
      the Premises and may make additional improvements to the Premises provided
      that:

    

    (a)
      Such
      additions, changes, alterations or improvements, when completed, shall not
      materially impair the strength or value of the Improvements and shall be in
      conformity and compliance with all applicable laws, building ordinances and
      regulations;

    

    (b)
      Whenever the contemplated cost of such additions, changes, alterations, or
      improvements exceeds $50,000.00, Tenant shall first deliver to Landlord detailed
      plans and specifications therefore and Tenant shall grant Landlord a period
      of
      thirty (30) days during which Landlord may approve such plans and specifications
      or indicate the reasons for its disapproval of same. Provided that the work
      to
      be constructed is, in Landlord's sole judgment, in accordance with Subsection
      4.01(a) hereof, Landlord shall approve such plans and specifications. If
      Landlord has not acted within thirty (30) days of the date of delivery of such
      plans and specifications, it will be deemed to have approved the same, subject,
      however, to Subsection 4.01(a) hereof. Nothing in the Lease shall imply or
      be
      deemed to be a consent or agreement by Landlord to subject Landlord's estate
      or
      the Premises to liability under any mechanics or other lien law. All such
      additions, changes, alterations or improvements shall be and remain part of
      the
      realty and the property of the Landlord and subject to this Lease unless the
      Landlord notifies Tenant within thirty (30) days after the expiration of the
      Term that it wishes same or a portion thereof to be removed, in which event,
      Tenant shall cause such removal and restore the Premises to its original
      condition.

    

    Section
      4.02.(a).
      At any
      time, and from time to time, Tenant may, at its sole cost and expense, install,
      assemble or place upon the Premises any items of Equipment (as defined in
      Subsection 4.02(b), which Equipment shall be and remain the property of Tenant
      or other owner thereof and shall not become part of the
      Premises.

    
      
        
        

      

      
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    (b)
      As
      used herein, the term “Equipment” shall mean all equipment, appliances,
      machinery, signs, furniture and trade fixtures now or hereafter installed or
      placed on the Premises, whether or not physically attached thereto, and used
      or
      useable in the operation and maintenance of the business of Tenant or any
      Permitted Subtenant (as defined in Article XIII) or any other entity on the
      Premises. Equipment shall not include heating and ventilating air-conditioning
      plants and systems, electrical (except installed by Tenant), sprinkler and
      plumbing fixtures and systems and other like equipment and fixtures which
      constitute an integral part of the building constructed on the
      Premises.

    

    (c)
      Tenant may remove the Equipment at any time at or prior to the Expiration Date
      or earlier termination of this Lease, provided that Tenant shall repair any
      and
      all damage to the Premises resulting from such removal. For the purposes of
      this
      Subsection 4.01(c), the term “Tenant” shall be deemed to include subsidiaries of
      Tenant and any other Permitted Subtenant.

    

    

    ARTICLE
      V.  RECONSTRUCTION
      OF DAMAGED, DESTROYED OR REMOVED IMPROVEMENTS;
      REPAIR AND MAINTENANCE

    

    Section
      5.01.
      Subject
      to the provisions of Article IV hereof, Landlord will repair, replace or
      reconstruct any building or other of the Improvements, located on the Land
      which
      is damaged or destroyed by fire or other casualty. Such repair, replacement
      or
      reconstruction shall be accomplished within such time as may be reasonable
      under
      the circumstances after allowing for delays caused by strikes, lockouts, acts
      of
      God, fire, unavailability of materials or labor, or any other cause or casualty
      beyond the reasonable control of Tenant. The design and specifications of such
      repair, replacement or reconstructions shall be as determined by Landlord;
      but
      such work shall restore the Premises to not less than their value immediately
      prior to the damage, destruction, demolition or removal. Tenant shall pay
      Tenant’s Proportionate Share of the cost of insurance purchased by Landlord to
      insure against such fire and other casualty.

    

    Section
      5.02.(a).
      Landlord will keep and maintain the Land and all of the Improvements from time
      to time located thereon and all appurtenants thereof and the sidewalks,
      passageways, landscaping, parking areas, private roadways, drainways, sewers
      and
      trackage rights (to the extent the same are subject to Landlord's control)
      on,
      adjacent and appurtenant thereto, in good repair and in safe and sanitary
      condition and will make all necessary repairs (structural and non-structural),
      replacements and renewals, which shall be substantially equal in quality and
      class to the original work. Tenant shall pay Tenant's Proportionate Share of
      the
      cost of such maintenance, repairs, replacements and renewals. 

    

    (b)
      Tenant will conform with and do all things necessary to comply with every valid
      law, regulation, order and requirement of any governmental authority relating
      to
      the Premises and will hold and save Landlord free and harmless of all losses,
      costs, expenses, claims or liabilities for the breach thereof, or failure to
      comply therewith and for the breach of or failure to comply with any valid
      law,
      regulation, order and requirement of any governmental authority relating to
      the
      conduct of Tenant's business in the Premises.

    

    

    ARTICLE
      VI.  USE
      OF THE PREMISES

    

    Section
      6.01.
      The
      Premises shall be used only for lawful, proper and legitimate purposes, and
      Tenant shall not use, nor suffer nor permit any person to use, the same or
      any
      part thereof for any purpose or in violation of the laws of the United States
      or
      of the State in which the Premises are located, or of the ordinances of any
      political subdivision of the State, or any covenant, restriction or condition
      affecting the Premises, nor for any immoral or unlawful purpose
      whatsoever.

    

    
      
        
        

      

      
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    ARTICLE
      VII. CONSTRUCTION
      LIENS

    

    Section
      7.01.
      Tenant
      will keep the Premises free and clear of mechanics', laborers', or material
      men’s liens, and other liens of similar nature, which may arise in connection
      with any work performed on the Premises by or at the direction or sufferance
      of
      Tenant; provided, however, that Tenant shall have the right to contest the
      validity or the amount of any such lien or claimed lien, if Tenant shall, within
      ten (10) days after the lien is filed against the Premises, give to Landlord
      or
      any mortgagee of the Premises (a "Mortgagee"), such reasonable security as
      may
      be demanded by Landlord or a Mortgagee to insure payment of such lien and
      prevent any sale, foreclosure or forfeiture of the Premises by reason of such
      nonpayment. On final determination of the lien or claimed lien, Tenant shall
      immediately pay any judgment rendered, with all proper costs and charges, and
      shall have the lien released or judgment satisfied at Tenant’s own expense.
      Should any such lien be placed on the Premises and the same ripen into a
      judgment which has become final, Landlord, at its option, may pay any such
      final
      judgment and clear the Premises there from, and any monies so paid out by
      Landlord on account of any such judgment shall be repaid by Tenant to Landlord
      at the next ensuing rent day and shall draw interest at the Lease Interest
      Rate
      from time of payment by Landlord until repaid by Tenant.

    

    Section
      7.02.
      In the
      event any lien is filed against the Premises or any action is commenced
      affecting the title hereto, as between Landlord and Tenant, the notified party
      shall give the other prompt written notice thereof.

    

    Section
      7.03.
      Nothing
      in this Lease shall authorize Tenant to, and Tenant shall not, do any act which
      will in any way encumber the title of Landlord in and to the Premises, nor
      shall
      the interest or estate of Landlord in the Premises be in any way subject to
      any
      claim whatsoever by virtue of any act or omission of Tenant. Any claim to a
      lien
      upon the Premises arising from any act or omission of Tenant shall be valid
      only
      against Tenant and shall in all respects be subordinate to the title and rights
      of Landlord and any person claiming by, through or under Landlord in and to
      the
      Premises. Tenant shall remove any lien or encumbrance on its interest in the
      Premises within ten (10) days after it has received notice thereof; provided,
      however, that Tenant may in good faith contest any such item if it posts a
      bond
      or other adequate security with Landlord.

    

    

    ARTICLE
      VIII. TAXES,
      ASSESSMENTS, AND UTILITY CHARGES

    

    Section
      8.01.
      Landlord and Tenant agree that Landlord shall provide and/or pay for any
      services as set forth herein (but expressly excluding all utilities). Landlord
      will pay when due all taxes, use and occupancy taxes, assessments and levies,
      whether general or special, ordinary or extraordinary, of every nature or kind
      whatsoever, (excluding water, sewer, gas and electric rates which are Tenant's
      sole responsibility), which may be taxed, charged, assessed, levied or imposed
      at any time or from time to time during the Term of this Lease (including taxes
      for the tax year in which such term begins) by the State, any political
      subdivision thereof or any governmental or quasi-governmental body having
      jurisdiction thereover, upon or against (i) this Lease; (ii) the Premises or
      the
      occupancy, use or possession thereof; or (iii) any estate, right, title or
      interest of Landlord and of Tenant or of either of them in or to the Premises.
      Tenant shall pay to Landlord, Tenant’s Proportionate Share of such taxes, etc.
      It is agreed, however, that (a) taxes for the years in which the commencement
      and the termination of this Lease occur shall be prorated, and Tenant shall
      be
      required to pay as its prorated share only that portion of the taxes levied
      for
      the period of the taxable year for which this Lease shall have been in effect,
      and (b) Tenant shall not be obligated to pay any installment of any special
      assessment which may be levied, assessed or confirmed during the Term, but
      which
      does not fall due and is not required to be paid until after its termination,
      unless the special assessment is attributable to Tenant's use, occupancy or
      possession of the Premises. All amounts payable by Tenant hereunder may be
      collectible by Landlord as though the same were Additional Rent
      hereunder.

    

    Section
      8.02.
      Nothing
      contained herein shall be construed to require Tenant to pay any transfer,
      estate, inheritance, succession, or gift tax or taxes imposed in respect of
      any
      devise or gift of any interest of Landlord or its successors or assigns in
      the
      Premises, nor any income tax imposed in respect of Landlord's income from the
      Premises, except as stated in Section 8.03, and except for any transfer tax
      or
      other expense in the event the Premises are sold to Tenant or its assigns
      pursuant to this Lease.

    
      
        
        

      

      
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    Section
      8.03.
      If any
      income tax shall be levied, assessed or imposed by the State or any political
      subdivision thereof upon the income arising from Rent payable hereunder, in
      lieu
      of or as a substitute for a property tax upon the Premises, Tenant shall pay
      Tenant’s Proportionate Share of the same; but in no event shall Tenant be
      obligated to pay for any year any greater amount by way of such substituted
      income tax than would have been payable by Landlord by way of such substituted
      income tax had the rental upon which such tax was imposed been the sole taxable
      income of Landlord for the year in question.

    

    Section
      8.04.
      Except
      as permitted by Section 8.05, the taxes, assessments and other impositions
      to be
      paid by Tenant in this Article VIII., shall be paid, before any delinquency
      can
      occur therein or in any part or installment thereof, and certificates of payment
      shall be delivered to Landlord upon request.

    

    Section
      8.05.
      Landlord shall have the right to contest the legality or validity of any of
      the
      taxes, assessments or other impositions.

    

    Section
      8.06.
      The
      Land, the Building and the Improvements covered and affected by this Lease
      may
      always be assessed for the purpose of taxation in the name of the owner of
      the
      fee.

    

    Section
      8.07.
      As
      between the parties hereto, Landlord alone shall have the duty of attending
      to
      the making and filing of any statement or report which may be provided or
      required by law as a basis of or in connection with the determination,
      equalization, reduction, payment or abatement of each obligation which is to
      be
      borne or paid by Landlord (and reimbursed by tenants) in accordance with this
      Article VIII.

    

    Section
      8.08.
      Landlord will promptly deliver to Tenant any and all tax notices or assessments
      which it may receive relating to the Premises.

    

    

    ARTICLE
      IX.  PUBLIC
      LIABILITY AND PROPERTY DAMAGE

    

    Section
      9.01.
      (a)
      Tenant does hereby release Landlord and shall at all times indemnify and defend
      Landlord and save it harmless from and against all claims, suits, actions,
      damages, judgments, liabilities, fines, penalties, costs and expenses for loss
      of life, personal injury or damage to property (i) arising from or out of
      occurrences during the Term within or upon the Premises (without regard to
      the
      cause or claimed cause thereof whether such loss of life, personal injury or
      damage to property be due to any negligence including the negligence or other
      act or omission of Landlord, or its officers, agents, invitees or employees
      occurring following the execution of this Lease), or (ii) by reason of the
      occupancy or use of the Premises by Tenant, or (iii) occasioned wholly or in
      part by any act or omission of Tenant or breach of this Lease by Tenant or
      by
      its agents, invitees, contractors, customers, employees, servants, lessees
      or
      concessionaires. If Landlord shall be made a party to any litigation commenced
      by or against Tenant or by any third party and connected in any way with this
      Lease or Tenant's use or occupancy of Premises, Tenant shall indemnify and
      hold
      Landlord harmless and shall pay all costs, expenses and reasonable attorneys'
      fees incurred or paid by Landlord in connection with such
      litigation.

    

    (b)
      Tenant also hereby releases Landlord from any and all liability arising from
      (i)
      the operation, conduct or management of or from any work or thing whatsoever
      done in, on or about the Premises or any building, structure, equipment
      (including, without limitation, plumbing, heating or air-conditioning equipment,
      elevators, water pipes and electrical wiring) or improvement now or hereafter
      erected or placed on or adjacent to the Premises, (ii) any condition of any
      sidewalk, alley, or driveway adjacent to the Premises, (iii) any act or omission
      of co-tenants or other occupants, including assignees and subtenants of the
      Premises or of adjoining or contiguous property or buildings, and (iv) any
      act
      or omission of Landlord, its agents, servants or employees unless such act
      or
      omission shall constitute gross or willful negligence.

    
      
        
        

      

      
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    Section
      9.02.
      Tenant
      will keep in effect at its sole cost and expense and with financially
      responsible insurance companies qualified to do business in the State in which
      the Premises is located and acceptable to Landlord (an “Insurer”), a
      comprehensive general liability policy either directly or indirectly, covering
      the Premises and providing coverage with minimum limits of liability at all
      times reasonably satisfactory to Landlord and which on the date hereof shall
      be
      not less than $1,000,000.00 for bodily injury to one person, $3,000,000.00
      for
      bodily injury to any group of persons as a result of one accident and
      $1,000,000.00 for property damage. Such policy shall name Landlord and a
      Mortgagee, if any, as additional insured and certificates that such insurance
      is
      in force shall be delivered to Landlord; such certificate containing an
      agreement by the Insurer that such policy shall not be cancelled or modified
      (as
      it applies to Landlord or a Mortgagee) without thirty (30) days' prior written
      notice to Landlord or a Mortgagee by registered mail, return receipt requested,
      and that no act or omission by Tenant shall invalidate such policy as it applies
      to Landlord or Mortgagee. 

    

    Section
      9.03.
      Tenant
      shall bring or keep property upon the Premises solely at its own risk, and
      Landlord shall not be liable for any damages thereto or any theft thereof.
      Tenant shall maintain fire and extended coverage insurance, which may include
      self-insurance, covering such personal property in such amounts and against
      such
      risks as is customarily maintained by similar businesses, and to provide
      Landlord evidence of such insurance coverage. Such insurance coverage shall
      contain a clause or endorsement under which the Insurer waives, or permits
      the
      waiver by Tenant, of all right of subrogation against Landlord, and its agents,
      employees, invitees, guests, or licenses, with respect to losses payable under
      such policy, and Tenant hereby waives all right of recovery which it might
      otherwise have against Landlord, and its agents, employees, invitees, guests,
      or
      licenses, for any damage to Tenant's property which is (or by terms of this
      Lease is required to be) covered by a policy of insurance, notwithstanding
      that
      such damage may result from the negligence or fault of Landlord, or its agents,
      employees, invitees, guests, or licensees. Any deductible or self-insured amount
      included in such policy shall be treated as though it were recoverable under
      the
      policy.

    

    Section
      9.04.
      Tenant
      shall deliver to Landlord certificates evidencing that all insurance which
      Tenant is required to provide and maintain in effect hereunder is in force.
      Should Tenant fail to provide, maintain or pay for any of the insurance
      hereinbefore provided for, Landlord at its option may procure such insurance.
      Any sums paid out by Landlord for any such insurance shall be repaid by Tenant
      to Landlord on the first day of the calendar month next following payment
      thereof by Landlord, together with interest thereon at the Lease Interest Rate
      from the date of payment by Landlord until repaid by Tenant.

    

    Section
      9.05.
      Landlord will keep in effect with financially responsible insurance companies
      qualified to do business in the State in which the Property is located a
      comprehensive general liability policy either directly or indirectly covering
      the Property and providing coverage with minimum limits of liability of not
      less
      than $1,000,000.00 for bodily injury to one person, $3,000,000.00 for bodily
      injury to any group of persons as a result of one accident and $1,000,000.00
      for
      property damage. Tenant shall pay Tenant's Proportionate Share of the cost
      of
      such insurance.

    

    

    ARTICLE
      X.  FIRE
      INSURANCE

    

    Section
      10.01.
      Landlord will keep the buildings and the Improvements now or hereafter located
      on the Premises insured against All Risk of Loss with an Insurer in an amount
      at
      least equal to replacement value, and if there is a “pressure vessel” on the
      Premises, against loss by boiler explosion in an amount at least equal to
      replacement value. Such insurance shall be so issued as to cover the several
      interests of Landlord, a Mortgagee, and Tenant, and shall provide that in case
      of loss or damage the proceeds thereof shall be payable to Landlord and a
      Mortgagee to be held by it (except as hereinafter specified), as security for
      the performance by Tenant of its obligation to repair, rebuild or reconstruct
      the damaged Buildings and/or Improvements as provided herein. Such insurance
      shall also provide for “rents coverage” insurance in the amount of actual losses
      sustained. Tenant shall pay to Landlord Tenant's Proportionate Share of the
      cost
      of such insurance.

    

    Section
      10.02.
      After
      any loss insured against pursuant to Section 10.01, Landlord shall (i) proceed
      with repair or rebuilding, or (ii) elect to terminate this Lease by giving
      written notice to Tenant of such election.

    
      
        
        

      

      
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    Section
      10.03.
      All
      insurance proceeds in the hands of Landlord at the time of termination of this
      Lease, or the termination of the rights of Tenant hereunder, and all insurance
      proceeds thereafter received by Landlord under any policy of fire insurance
      shall be the sole and exclusive property of Landlord.

     

     

    ARTICLE
      XI.  DESTRUCTION
      OF THE PREMISES

    

    Section
      11.01.
      Notwithstanding any other provision of this Lease or any laws to the contrary,
      damage to or destruction of any portion or all of the buildings, structures
      or
      fixtures upon the Premises by fire, the elements, or any cause, whether or
      not
      without fault on the part of Tenant, shall not terminate this Lease (except
      at
      Landlord’s election as set forth in Section 10.02) or entitle Tenant to any
      abatement of or reduction in Rent payable by Tenant, or otherwise affect the
      respective obligations of the parties.

    

    

    ARTICLE
      XII. CONDEMNATION

    

    Section
      12.01.
      In the
      event that the Property, or any part thereof, shall be taken in condemnation
      proceedings or by exercise of any right of eminent domain or by agreement
      between Landlord and those authorized to exercise such right (any such “Partial
      Taking” [herein so called] or “Full Taking” [herein so called]) being
      hereinafter generically referred to as a “Taking”), Landlord and any person or
      entity having an interest in the award or awards shall have the right to
      participate in any such condemnation proceedings or agreement for the purpose
      of
      protecting their interests hereunder. Each party so participating shall pay
      its
      own expenses therein.

    

    Section
      12.02.
      If at
      any time during the Term there shall be a Taking of the whole or substantially
      all of the Property, this Lease shall terminate and expire on the date of such
      Taking and Minimum Annual Rent and Additional Rent shall be apportioned and
      paid
      to the date of such Taking. For the purpose of this Article XII, "substantially
      all of the Property" shall be deemed to have been taken if Tenant and Landlord
      agree, or failing such agreement, it is determined by arbitration as provided
      in
      Section 12.06, that the untaken part of the Premises is insufficient for the
      economic and feasible operation thereof by Tenant.

    

    Section
      12.03.
      If this
      Lease shall have terminated as a result of such Taking, the proceeds from the
      real estate award (the “Award”), shall be applied for the following purposes in
      the following order:

    

    (a)
      First, pay the unpaid balance of any mortgages affecting the Premises at the
      time of the Taking; and 

    

    (b)
      Second, any balance of the Award remaining after payment of the amount set
      forth
      in Subsection 12.03(a) shall be paid to Landlord.

    

    Tenant
      shall be entitled to a separate award for removal and dislocation expenses
      as
      granted to tenants of real estate under the Eminent Domain Laws of the State
      in
      which the Property is located.

    

    Section
      12.04.
      If this
      Lease shall not have been terminated pursuant to Section 12.02, after any such
      Taking, this Lease shall continue in full force and effect as to the portion
      of
      the Premises not taken and otherwise remain unaffected except:

    

    (a)
      The
      Minimum Annual Rent shall be reduced by an amount which bears the same
      proportion to the Minimum Annual Rent immediately prior to the Partial Taking
      as
      the amount of the Award paid to Landlord or a Mortgagee and not applied to
      the
      restoration of the Improvements located on the Property pursuant to Subsection
      12.04(b) shall bear to the value of the whole Property immediately prior to
      such
      taking as determined in the condemnation proceedings or agreement. Until the
      new
      Minimum Annual Rent shall have been determined, Tenant shall continue to pay
      Minimum Monthly Rent as set forth in Section 3.01 and upon such determination,
      an appropriate adjustment shall be made and Tenant shall receive credit for
      any
      overpayment.

    
      
        
        

      

      
        7

        
          

        

      

      
        
        

      

    

    

    (b)
      The
      Award shall be paid to Landlord and applied first to restoration (if this Lease
      has not been terminated) and any balance of the Award shall be the property
      of
      Landlord subject to an obligation to make a Minimum Annual Rent adjustment
      as
      set forth in Subsection 12.04(a).

    

    Section
      12.05.
      In the
      event of a Taking of all or a part of the Premises for temporary use, this
      Lease
      shall continue in full force and effect without change, as between Landlord
      and
      Tenant, and Tenant shall be entitled to the Award made for such use; provided
      that:

    

    (a)
      Tenant’s Proportionate Share of such Award shall be apportioned between Landlord
      and Tenant as of the date of the expiration of the then current Term;
      and

    

    (b)
      Landlord shall be entitled to file and prosecute any claim against the contemnor
      for damages and to recover the same, for any negligent use, waste or injury
      to
      the Premises throughout the balance of the then current Term and same shall
      also
      be so apportioned between Landlord and Tenant.

    

    Section
      12.06.
      In the
      event of any dispute between Landlord and Tenant with respect to any issue
      of
      fact (other than one determined by the condemnation court or board of view
      or
      other body authorized to make the award) arising out of a Taking set forth
      in
      this Article XII, such dispute shall be resolved by arbitration in accordance
      with the then current procedures of the American Arbitration Association in
      the
      State in which the Premises are located, provided that the arbitrators shall
      be
      persons experienced in the operation of facilities whose use is substantially
      similar to the use of the Premises at the time of such arbitration.

    

    

    ARTICLE
      XIII. 
      ASSIGNMENTS, TRANSFERS, AND SUBLETTING

    

    Section
      13.01.
      With
      the prior written consent of Landlord, which shall not be unreasonably withheld,
      Tenant shall have the right during the Primary Term to sublet all or a portion
      of the Premises or to assign this Lease upon such sub lessee’s or assignee’s
      execution of an instrument assuming all of the obligations of Tenant hereunder;
      provided, however, that no such subletting or assignment shall relieve Tenant
      of
      any of the obligations under the terms, covenants and conditions of this Lease,
      and Landlord shall at all times have the right to look to Tenant for the
      performance of all of the covenants to be performed on the part of Tenant.
      Tenant shall have the right to assign this Lease or sublet the Premises to
      a
      subsidiary of Tenant provided that Tenant shall continue to be liable for the
      performance of all the terms, covenants and conditions of this Lease on its
      part
      to be performed.

    

    Section
      13.02.
      To
      secure the payment of all Rent due under this Lease, Landlord shall have a
      first
      lien upon any and all rents from Tenant’s subtenants or assignees, if
      any.

    

    Section
      13.03.
      This
      Lease may be assigned or transferred by Landlord without limitation; provided
      that (except in the case of assignments to a Mortgagee) twenty (20) days’ prior
      notice of the assignment or transfer is given to Tenant; and upon such
      assignment or transfer, which shall be subject to this Lease, and notice to
      Tenant thereof, the individuals and corporate entity now comprising Landlord
      shall be relieved of any liability hereunder thereafter accruing; provided,
      further, that any successor or assignee assumes all obligations and covenants
      of
      Landlord under this Lease and immediately thereafter is in compliance therewith.
      In the event of an assignment of this Lease by Landlord to a Mortgagee, Tenant
      agrees to pay all Minimum Annual Rent and Additional Rent directly to such
      Mortgagee free of any and every defense, counterclaim or setoff Tenant may
      have
      or assert against Landlord or any other person or entity
      whatsoever.

    

    

    ARTICLE
      XIV. DEFAULT

    

    Section
      14.01.
      (A) The
      occurrence of any of the following shall constitute an event of default (each
      an
“Event of Default”) under this Lease:

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

    

    (a)
      Failure of Tenant to take possession of the Premises within thirty (30) days
      after notice to Tenant that the same are ready for occupancy by
      Tenant;

    

    (b)
      The
      vacation or abandonment of the Premises by Tenant;

    

    (c)
      A
      failure by Tenant to pay, when due, any installment of Rent hereunder or any
      such other sum herein required to be paid by Tenant;

    

    (d)
      Failure of Tenant to maintain any insurance required to be maintained by Tenant
      hereunder;

    

    (e)
      The
      assignment, mortgaging, pledging or encumbering of this Lease or the subletting
      of all or any portion of the Premises without Landlord’s prior written
      consent;

    

    (f)
      Tenant’s failure to observe and perform any other provision or covenant of this
      Lease to be observed or performed by Tenant, where such failure continues for
      twenty (20) days after written notice thereof from Landlord to
      Tenant;

    

    (g)
      The
      filing of a petition by or against Tenant for adjudication as bankrupt or
      insolvent, or for its reorganization, or for the appointment pursuant to any
      local, state or federal bankruptcy or insolvency law of a receiver or trustee
      of
      Tenant's property; or an assignment by Tenant for the benefit of creditors;
      or
      the taking possession of the property of Tenant by any local, state or federal
      governmental officer or agency or court-appointed official for the dissolution
      or liquidation of Tenant or for the operating, either temporary or permanent,
      of
      Tenant's business; provided, however, that if any such action is commenced
      against Tenant the same shall not constitute an Event of Default if Tenant
      causes the same to be dismissed within thirty (30) days after the filing of
      same.

    

    (B)
      If an
      Event of Default shall occur, the following provisions shall apply and Landlord
      shall have the rights and remedies set forth herein which rights and remedies
      may be exercised upon or at any time following the occurrence of an Event of
      Default unless, prior to such exercise, Landlord shall agree in writing with
      Tenant that the Event(s) of Default has been cured by Tenant in all
      respects:

    

    (a) Acceleration
      of Rent:
      By
      notice to Tenant, Landlord shall have the right to accelerate all Minimum Annual
      Rent, Additional Rent and any other sums due hereunder and otherwise payable
      in
      installments over the remainder of the Term (which payments, to the extent
      not
      fixed hereunder, shall be based on the reasonable estimates of Landlord,
      including, without limitation, estimates as to the total amount of Additional
      Rent which would have been paid over the Term but for Tenant's default) and
      the
      amount of accelerated rent, without further notice or demand for payment, shall
      be due and payable by Tenant within five (5) days after Landlord has so notified
      Tenant.

    

    Notwithstanding
      the foregoing or the application of any rule of law based upon election of
      remedies or otherwise, if Tenant defaults in its Lease obligations Landlord
      may
      (i) terminate Tenant's further right to possession of the Premises and (ii)
      seek
      to collect accelerated rents and (iii) terminate this Lease under paragraph
      (b)
      below; and these remedies shall not be unusually exclusive, if Tenant's shall
      have paid part but not all of the accelerated rent, the portion thereof
      attributable to the period equivalent to the part of the Term remaining after
      Landlord's termination of possession or termination of this Lease shall be
      applied by Landlord against Tenant's obligations owing to Landlord as determined
      by the applicable provisions of paragraphs (c) and (d) below.

    

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

    
      
        
        

      

      
        9

        
          

        

      

      
        
        

      

    

    

    (c) Tenant's
      Continuing Obligations - Landlord's Reletting Rights.

    

    (1) Unless
      and until Landlord shall have terminated this Lease under paragraph (b) above,
      Tenant shall remain fully liable and responsible to perform all of the covenants
      and to observe all the conditions of this Lease throughout the remainder of
      the
      Term; and in addition, Tenant shall pay to Landlord, upon demand and as
      Additional Rent, the total sum of all costs, losses and expenses, including
      reasonable counsel fees, as Landlord incurs, directly or indirectly, because
      of
      any Event of Default having occurred.

    

    (2) If
      Landlord either terminates Tenant's right to possession without terminating
      this
      Lease or terminates this Lease and Tenant's leasehold estate as above provided,
      Landlord shall have the unrestricted right to relet the Premises or any part(s)
      thereof to such Tenant(s) on such provisions and for such period(s) as Landlord
      may deem appropriate. Landlord's obligation to mitigate damages shall be limited
      to such efforts as Landlord, in its sole reasonable judgment, deems
      appropriate.

    

    (d) Landlord's
      Damages.

    

    
      	 	 	
              (1)

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

            

    

    

    
      
        (A) 
          All
          Minimum Annual Rent and Additional Rent accrued and unpaid as of the
          termination date; and

      

    

    

    (B) (i)
      All
      costs and expenses incurred by Landlord in recovering possession of the
      Premises, including removal and storage of Tenant's property, improvements
      and
      alterations therefrom, (ii) the costs and expenses of restoring the Premises
      to
      the condition in which the same were to have been surrendered by Tenant as
      of
      the expiration of the Term, or, in lieu thereof, the costs and expenses of
      remodeling or altering the premises or any part for reletting the same, (iii)
      the costs of reletting (exclusive of those covered by the foregoing (ii))
      including brokerage fees and reasonable counsel fees, and (iv) any special
      overhead expenses related to the vacancy of the Premises not in excess of ten
      percent (10%) of the initial Minimum Annual Rent otherwise to be paid by Tenant
      over the remainder of the Term, for each month or part between the date of
      termination and the reletting of the entire Premises; and

    

    (C)
      All
      Minimum Annual Rent and Additional Rent (to the extent that the amount(s) of
      Additional Rent has been then determined or estimated by Landlord as aforesaid)
      otherwise payable by Tenant over the remainder of the Term.

    

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

    

    
      	 	
              (2)
                

            	
              All
                attorneys’ fees, costs and expenses incurred by Landlord as a result of
                such Event of Default.

            

    

    

    
      	 	 	
              (3)

            	
              The
                damage sums payable by Tenant under the preceding provisions of this
                paragraph (d) shall be payable on demand from time to time as the
                amounts
                are determined; and if from Landlord's subsequent receipt of rent
                as
                aforesaid from reletting, there be any excess payment(s) by Tenant
                by
                reason of the crediting of such rent thereafter received, such excess
                payment(s) shall be refunded by Landlord to Tenant, without
                interest.

            

    

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

    

    

    (e) Interest
      on Damage Amounts.
      Any
      sums payable by Tenant hereunder which are not paid after the same shall be
      due
      shall bear interest from that day until paid at the rate of three percent (3%)
      over the then "Prime Rate" announced or being charged by the Citibank, N.A.
      for
      ninety (90) day unsecured loans to major corporate borrowers (unless such rate
      is usurious as applied to Tenant, in which case the highest permitted legal
      rate
      shall apply).

    

    (f) Landlord's
      Statutory Rights.
      Landlord shall have all rights and remedies now or hereafter existing at law
      with respect to the enforcement of Tenant's obligations hereunder and the
      recovery of the Premises, including, without limitation, those set forth in
      New
      York CPLR, as amended, and all amendments, modifications and substitutions
      thereof hereafter enacted. No right or remedy herein conferred upon or reserved
      to Landlord shall be exclusive of any other right to remedy, but shall be
      cumulative and in addition to all other rights and remedies given hereunder
      or
      now or hereafter existing at law. Landlord shall be entitled to injunctive
      relief in case of the violation, or attempted threatened violation, of any
      covenant, agreement, condition or provision of this Lease, or to a decree
      compelling performance of any covenant, agreement, condition or provision of
      this Lease, or to a decree compelling performance of any covenant, agreement,
      condition or provision of this Lease.

    

    (g) Remedies
      Not Limited.
      Nothing
      herein contained shall limit or prejudice the right of Landlord to exercise
      any
      or all rights and remedies available to Landlord by reason of default or to
      prove for and obtain in proceedings under any bankruptcy or insolvency laws,
      an
      amount equal to the maximum allowed by any law in effect at the time when,
      and
      governing the proceedings in which, the damages are to be proved, whether or
      not
      the amount be greater, equal to or less than the amount of the loss or damage
      referred to above.

    

    (h) No
      Waiver by Landlord.
      No
      delay or forbearance by Landlord in exercising any right or remedy hereunder,
      or
      Landlord’s undertaking or performing any act or matter which is not expressly
      required to be undertaken by Landlord shall be construed, respectively, to
      be a
      waiver of Landlord's rights or to represent any agreement by Landlord to
      undertake or perform such act or matter thereafter. Waiver by Landlord of any
      breach by Tenant of any covenant or condition herein contained (which waiver
      shall be effective only if so expressed in writing by Landlord) or failure
      by
      the Landlord to exercise any right or remedy in respect of any such breach
      shall
      not constitute a waiver or relinquishment for the future of Landlord's right
      to
      have any such covenant or condition duly performed or observed by Tenant, or
      of
      Landlord’s rights arising because of any subsequent breach of any such covenant
      or condition nor bar any right or remedy of Landlord in respect of such breach
      or any subsequent breach. Landlord’s receipt and acceptance of any payment from
      Tenant which is tendered not in conformity with the provisions of this Lease
      or
      following an Event of Default (regardless of any endorsement or notation on
      any
      check or any statement in any letter accompanying any payment) shall not operate
      as an accord and satisfaction or a waiver of the right of Landlord to recover
      any payments then owing by Tenant which are not paid in full, or act as a bar
      to
      the termination of the Lease and the recovery of the Premises because of
      Tenant’s previous default.

    

    Section
      14.02. (a)
      If
      following the filing of a petition by or against Tenant in a bankruptcy court,
      Landlord shall not be permitted to terminate this Lease because of the
      provisions of Title II of the United States Code relating to Bankruptcy, as
      amended (the “Bankruptcy Code”), then Tenant (including Tenant as a
“Debtor-in-Possession”) or any trustee for Tenant agrees promptly, within no
      more than twenty (20) days upon request by Landlord to the Bankruptcy Court,
      to
      assume or reject this Lease and Tenant agrees not to seek or request any
      extension or adjournment of any application to assume or reject this Lease
      by
      Landlord with such Court. Tenant's or the trustee's failure to assume this
      Lease
      within said twenty (20) day period shall be deemed a rejection. Landlord shall
      thereupon immediately be entitled to possession of the Premises without further
      obligation to Tenant or the trustee, and this Lease shall terminate, except
      that
      Landlord's right to damages for Tenant's default shall survive such
      termination.

    

    (b)
      Tenant or any trustee for Tenant may only assume this Lease if (i) it cures
      or
      provides adequate assurance that Tenant or the trustee will promptly cure any
      default hereunder, (ii) it compensates or provides adequate assurance that
      Tenant will promptly compensate Landlord for any actual pecuniary loss to
      Landlord resulting from Tenant's default, and (iii) it provides adequate
      assurance of future performance under this Lease by Tenant. To the extent
      permitted by law, in no event after the assumption of this Lease by Tenant
      or
      any trustee for Tenant shall any then existing 

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

    

    default
      remain uncured for a period in excess of that permitted by this Lease. Adequate
      assurance of future performance of this Lease shall include, without limitation,
      adequate assurance (x) of the source of Rent required to be paid by Tenant
      hereunder, and (y) that assumption or permitted assignment of this Lease will
      not breach any provision hereunder.

    

    

    ARTICLE
      XV. OWNERSHIP
      AND POSSESSION WARRANTY

    

    Section
      15.01.
      If
      Tenant shall perform all of its covenants, agreements and obligations hereunder,
      Landlord covenants and agrees that Tenant shall have the peaceful and quiet
      enjoyment of the Premises throughout the Term without hindrance on the part
      of
      Landlord.

    

    

    ARTICLE
      XVI. HOLDING
      OVER BY TENANT

    

    Section
      16.01.
      If
      Tenant holds over or remains in possession or occupancy of the Premises or
      any
      part thereof after the expiration of the Primary Term or the Options, (if such
      option has been provided for in this Lease and has been properly exercised
      by
      Tenant) or after any sooner termination of this Lease, without a proper exercise
      of any extension option or without another written agreement leasing the
      Premises being actually made and entered into by Landlord and Tenant, and only
      if Rent is paid by Tenant and accepted by Landlord for or during any period
      of
      time Tenant so holds over or remains in possession or occupancy, such holding
      over or continued possession or occupancy shall create only a tenancy from
      month
      to month at a mutually agreeable rental but no less than the last Minimum
      Monthly Rent in effect on the last day of the Term or any extension thereof
      then
      in effect and upon all the terms, covenants and conditions, (other than length
      of the Term and extension thereof), set forth in this Lease, which may at any
      time be terminated by either Landlord or Tenant by giving to the other thirty
      (30) days prior notice of its intention to terminate the same.

    

    

    ARTICLE
      XVII. WAIVERS

    

    Section
      17.01.
      No
      waiver by Landlord of any breach by Tenant of any of its obligations or
      agreements, or the terms, covenants and conditions hereunder shall be deemed
      to
      be a waiver of any subsequent breach of the same or any other covenants,
      agreements or obligations, nor shall any forbearance by Landlord to seek a
      remedy for any breach by Tenant be deemed a waiver by Landlord of its rights
      or
      remedies with respect to such breach.

    

    

    ARTICLE
      XVIII. TERMINATION

    

    Section
      18.01.
      At the
      termination of this Lease or upon repossession by Landlord for any reason,
      Tenant and any subtenants under Tenant, and any and all persons holding or
      claiming under Tenant, shall surrender possession of the Premises to Landlord
      as
      provided in Section 14.04 hereof, and free of any and all claims thereto by
      Tenant or any party holding under Tenant.

    

    Section
      18.02.
      At the
      termination of this Lease for any cause, provided Rent and other charges shall
      have been fully paid, Tenant and any subtenants under Tenant, and any and all
      persons holding or claiming under Tenant, shall have the right to remove from
      the Premises all personal property, tools, machinery and trade fixtures and
      Equipment installed by Tenant or any person holding under Tenant at its own
      expense, irrespective of how any of such property may be attached to the
      Premises; provided, however, that Tenant shall repair to Landlord's satisfaction
      any and all damage to the Premises caused by the removal of such
      property.

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    

    ARTICLE
      XIX. COVENANTS
      TO RUN WITH THE LAND

    

    Section
      19.01.
      All
      covenants, agreements, and engagements in this Lease shall be construed as
      covenants running with the land, and all rights given to and obligations imposed
      upon the respective parties shall be construed as inuring to and binding upon
      the successors in interest and assigns of the parties hereto,
      respectively.

    

    

    ARTICLE
      XX. SHORT
      FORM OF THIS LEASE

    

    Section
      20.01.
      Upon
      request of either party after the execution of this Lease, the parties agree
      to
      promptly execute, acknowledge and deliver a Short Form of Lease for recording
      purposes if requested by one of the parties, and the terms hereof shall
      constitute a part hereof as though recited at length therein.

    

    

    ARTICLE
      XXI. NOTICES

    

    Section
      21.01.
      Any
      notice provided for herein must be mailed by certified or registered United
      States mail, postage prepaid, return receipt requested to the parties as
      follows:

    

    If
      to
      Landlord:   Toledo
      Realty, LLC
                            
      154 Toledo
      Street
                            
Farmingdale,
      NY
      11735
                            
Attn: David
      Giangano
                                       
Managing
      Member

If
      to
      Tenant:        JUMA
      Technology LLC
                             
      154 Toledo Street
                             
      Farmingdale, NY 11735|
                             
      Attn: Frances
      Vinci
                                         Member

    

    Any
      and
      all notices to Landlord shall also be sent to a Mortgagee if Landlord has
      previously sent notice of such Mortgagee and such Mortgagee's address to Tenant.
      Each party shall have the right to specify any other address in the United
      States by giving to the other party at least fifteen (15) days prior written
      notice thereof.

    

    

    ARTICLE
      XXII. SUBORDINATION,
      ATTORNMENT AND NON-DISTURBANCE

    

    Section
      22.01.
      This
      Lease and Tenant's leasehold estate shall be subordinate and subject in all
      respects to any present and future mortgage or mortgages which are liens against
      the Premises and, at Landlord's request, Tenant shall execute and deliver to
      Landlord an instrument in recordable form confirming such subordination;
      provided that such subordination shall not affect the respective rights of
      Landlord, Tenant and any mortgagee under Article XII. hereof; and, provided
      further, that Landlord will use its best efforts to secure for Tenant at such
      time an instrument executed by all necessary parties in recordable form whereby
      any Mortgagee or proposed mortgagee agrees that Tenant shall not be interfered
      with or disturbed in its use, possession and enjoyment of the Premises by the
      mortgagee, or any person or firm claiming under the mortgagee, such instrument
      to be binding upon any successor of a Mortgagee or any purchaser at judicial
      sale upon foreclosure of the mortgage, so long as Tenant is not in default
      hereunder.

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

    

    

    If
      at any
      time during the Term any Mortgagee or proposed mortgagee shall become owner
      of
      the Premises as a result of foreclosure or otherwise or becomes a “Mortgagee in
      Possession” of the Premises, Tenant shall, upon request and upon assumption by
      said mortgagee of Landlord's obligations hereunder, attorn to such mortgagee
      from time to time upon the then terms and conditions of this Lease and shall
      execute instruments in confirmation of such attornment.

    

    

    ARTICLE
      XXIII. ESTOPPEL
      CERTIFICATE

    

    Section
      23.01.
      At any
      time, and from time to time, Tenant shall execute, acknowledge and deliver
      to
      Landlord a statement in writing in form satisfactory to Landlord certifying
      that
      this Lease is unmodified and in full force and effect (or if there have been
      modifications, that the same is in full force and effect as modified and stating
      the modifications), and the dates to which Minimum Monthly Rent and Additional
      Rent have been paid in advance, if any, and stating whether or not to the best
      knowledge of the signer of such certificate Landlord is in default in
      performance of any term, covenant or condition contained in this Lease.

    

    

    ARTICLE
      XXIV. ENTRY
      AND INSPECTION

    

    Section
      24.01.
      Tenant
      shall permit Landlord and Landlord's authorized agents to enter upon the
      Premises at reasonable times during Tenant’s business hours for the purpose of
      inspecting the same and of ascertaining Tenant's compliance with the terms
      and
      conditions of this Lease.

    

    Section
      24.02.
      In
      entering upon the Premises, Landlord will observe Tenant’s prevailing security
      arrangements and will make such entries so as to cause as little inconvenience,
      annoyance or disturbance as possible.

    

    

    ARTICLE
      XXV.  CUMULATIVE
      REMEDIES; NO WAIVER; ENTIRE AGREEMENT, NO ORAL CHANGE;

                                  
      GOVERNING LAW; SEVERABILITY; EXHIBITS; SIGNS

    

    Section
      25.01.
      The
      specific remedies to which Landlord or Tenant may resort under the terms of
      this
      Lease are cumulative and are not intended to be exclusive of any other remedies
      or means of redress to which they may be lawfully entitled in case of any breach
      or threatened breach by either of them of any provision of this Lease. The
      failure of either party to insist in any one or more cases upon the strict
      performance of any of the covenants of this Lease, or to exercise any option
      herein contained, shall not be construed as a waiver or relinquishment for
      the
      future of such covenant or option. A receipt by Landlord of any installment
      of
      Rent with knowledge of the breach of any covenant hereof shall not be deemed
      a
      waiver of such breach. This Lease and the Exhibits and Riders if any, attached
      to this Lease and made a part hereof set forth all the covenants, promises,
      agreements, conditions and understandings between Landlord and Tenant concerning
      the Property, and there are no covenants, promises, agreements, conditions
      or
      understandings, heretofore made, either oral or written, between them other
      than
      as herein set forth. No waiver, change, modification or discharge by either
      party hereto of any provision in this Lease shall be effective unless expressed
      in writing and signed both by Landlord and Tenant.

    

    Section
      25.02.
      This
      Lease shall be construed and enforced in accordance with the laws of the New
      York State.

    

    Section
      25.03.
      If any
      provision of this Lease or the application thereof to any person or circumstance
      shall, to any extent, be invalid or unenforceable, the remainder of this Lease
      shall not be affected thereby and each remaining provision of this Lease shall
      be valid and enforceable to the fullest extent permitted by law.

    

    Section
      25.04.
      Any
      signs which Tenant desires to use on the Premises must be approved by Landlord
      and meet any and all applicable laws, ordinances, regulations, etc.

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    ARTICLE
      XXVI. SUCCESSORS
      AND ASSIGNS

    

    Section
      26.01.
      This
      Lease shall be binding upon and inure to the benefit of the parties hereto
      and
      their successors and assigns.

    

    

    ARTICLE
      XXVII. SECURITY
      DEPOSIT

    

    Section
      27.01.
      Tenant,
      upon the execution of this Lease, shall deposit with Landlord Ten Thousand
      Five
      Hundred and 00/100 Dollars ($10,500.00) (the "Security Deposit"), which sum
      shall be retained by Landlord (without interest and not in trust or in a
      separate account) as security for the payment by Tenant of Rent to be paid
      hereunder and the performance of the terms, covenants and obligations contained
      herein. If at any time Tenant shall be in default under the provisions of this
      Lease, Landlord shall be entitled, at its sole discretion, to apply the Security
      Deposit: (i) to payment of (a) any Rent for the payment of which Tenant shall
      be
      in default, (b) any expense incurred by Landlord in curing any default of
      Tenant, and/or (c) any other sums due to Landlord in connection with any default
      or the curing thereof, including, without limitation, any damages incurred
      by
      Landlord by reason of such default; or (ii) to retain the Security Deposit
      in
      liquidation of all or a part of the damages suffered by Landlord by reason
      of
      such default.

    

    Section
      27.02.
      If any
      portion of the Security Deposit is used, applied or retained by Landlord for
      any
      purpose set forth in Section 27.01., Tenant shall, within ten (10) days after
      demand therefore is made by Landlord, deposit cash with Landlord in an amount
      sufficient to restore the Security Deposit to its original amount. Any portion
      of the Security Deposit which shall not be utilized for any such purpose or
      as
      otherwise may be provided for in this Lease shall be returned to Tenant
      following the expiration of this Lease and surrender of the Premises to Landlord
      as provided in this Lease. The Security Deposit shall not be mortgaged, assigned
      or encumbered in any manner whatsoever by Tenant.

    

    

    ARTICLE
      XXVIII. HAZARDOUS
      MATERIALS AND WASTE

    

    Section
      28.01.
      Tenant
      covenants and agrees that it will use the Premises in compliance with any local,
      state or federal hazardous material and waste laws or other environmental laws
      or regulations and Tenant specifically shall indemnify and hold Landlord
      harmless for any costs, expenses, etc. incurred by Landlord in default of this
      covenant by Tenant; provided, however, that any work or expense for such
      compliance shall be the sole responsibility of Tenant from and after the
      Commencement Date. If required, Tenant shall file reports on any such activities
      with the appropriate authority.

    

    Section
      28.02.
      At the
      termination of this Lease, Tenant shall remove any tanks or storage of any
      hazardous material or waste substances (as so defined by any local, state or
      federal authority) installed by Tenant or installed by Landlord at the written
      request of Tenant.

    

    Section
      28.03.
      If, at
      any time during the term of this Lease, any local, state or federal authority
      or
      any of Landlord's mortgagees should request a report on any such hazardous
      substances Tenant has stored or allowed to be stored on the Premises, Tenant
      will either cause said report to be made as soon as practicable at its own
      cost
      and expense, or if not made within thirty (30) days of Landlord's request for
      the same, will reimburse Landlord, as Additional Rent, for Landlord's cost
      of
      obtaining said report.

    

    Section
      28.04.
      Tenant
      shall dispose of any cleaning materials, including rags, cloths, liquids, gases
      or chemical compounds off of the Premises promptly and according to any
      applicable laws, regulations, etc. after use, and will not store or allow its
      employees to store any of the same at the Premises.

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    

    

    Section
      28.05.
      At any
      time during the Term, or within one hundred eighty (180) days thereafter,
      Landlord may enter upon the Premises and inspect the Premises for any evidence
      of any hazardous waste or hazardous substances. In the event that there exists
      any such hazardous waste or hazardous substances, Tenant shall promptly remove
      the same in accordance with all applicable federal or local laws, regulations,
      etc. This Section, 28.05, shall survive the termination or expiration of this
      Lease.

    

    Section
      28.06. Tenant
      represents that it’s Standard Industrial Classification (“SIC”) number as
      designated in the Standard Classification Manual prepared by the Office of
      Management and Budget, Executive Office of the President of the United States
      is
      ________________. Tenant recognizes that for purposes of the Act, Tenant will
      acquire the SIC number of any entity for which it provides all or substantially
      all of its services or products. Tenant represents the specific activities
      intended to be carried on at the Premises are solely general office uses and
      Tenant covenants that it will do or suffer nothing which will cause its SIC
      number to fall within any of the following “major group” classifications of SIC
      numbers during the term of this Lease: 22 through 39, inclusive, 46 through
      49,
      inclusive, 51 through 76 (together “Covered Numbers”). Tenant further covenants
      to notify Landlord in writing at least thirty (30) days prior to any change
      of
      facts which would result in the change of Tenant’s SIC number from that stated
      above to any of the Covered Numbers. Upon such notice, Landlord shall have
      the
      right, at its option, to terminate this Lease within thirty (30) days of receipt
      of such notice by notifying the Tenant in writing.

    

    

    ARTICLE
      XXIX. BROKERS

    

    Section
      29.01.
      Landlord and Tenant each represent that it has not dealt with any broker in
      connection with the negotiation, execution, or delivery of this Lease. Each
      party shall defend, indemnify and hold harmless the other party from and against
      any claims or demands for brokerage commissions or finder's fees alleged to
      arise from the acts of the first mentioned party and Landlord shall defend,
      indemnify and hold harmless Tenant for brokerage fees or finders fees owed
      to or
      claimed by Broker or any party claiming by, through or under
      Broker.

    

    Section
      29.02.
      This
      Article XXIX is a covenant to run with the land and shall be binding on any
      subsequent Owner of Landlord's estate, including, but not limited to, any
      mortgagee or subsequent owner of the Building.

    

    Section
      29.03.
      The
      term “Tenant” as used in this Article XXIX shall mean Tenant and any person,
      firm, corporation or other entity having an interest, relationship or connection
      in or with Tenant or any successor-in-interest to Tenant's estate granted
      hereunder or under any other document substituted for or replacing this
      Lease.

    

    

    ARTICLE
      XXX. COMPLIANCE
      WITH LAW

    

    Section
      30.01.
      Tenant
      shall, at its sole cost and expense, comply or cause compliance with any notices
      of violations of any laws and regulations of federal, state, municipal and
      local
      governments, departments, commissions and boards, pursuant to law, which may
      impose any violation, order or duty upon Tenant with respect to the Premises,
      arising out of Tenant's use thereof. Notwithstanding the foregoing, Tenant
      may
      contest or appeal such violations, requirements or orders and shall not be
      required to comply therewith if Tenant shall contest same by appropriate
      proceedings and shall not subject Landlord to criminal liability or material
      civil liability provided Tenant shall give such reasonable security during
      the
      pendency of such contest as shall be requested by Landlord with respect to
      any
      costs, fines, expenses, penalties or damages which may be imposed on Landlord
      by
      reason of Tenant's contest; provided, however, that during any such contest,
      Tenant shall, unless prohibited by law (i) continue to pay all rentals due
      under
      this Lease to Landlord and, (ii) continue operations of the Premises in
      accordance with the terms and conditions of this Lease. Upon final resolution
      of
      any such contest, Tenant shall promptly comply with the judgment, finding,
      or
      order.

    

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    

    ARTICLE
      XXXI.  RELATIONSHIP
      OF PARTIES; DEFINITION OF LANDLORD; DEFINITION
      OF TENANT

    

    Section
      31.01.
      Nothing
      contained in this Lease shall be construed to create the relationship of
      principal and agent, partnership, joint venture, or any other relationship
      between the parties hereto other than the relationship of Landlord and Tenant.
      Nothing contained in this Lease shall in any way impose any liability upon
      the
      members, stockholders, officers or directors of Landlord or members,
      stockholders, officers, directors or trustees of Tenant, should such parties
      be
      corporate entities.

    

    Section
      31.02.
      The
      term “Landlord” as used herein, means Landlord named herein and any subsequent
      owner of Landlord's estate hereunder, but any owner of Landlord’s estate shall
      be relieved of all liability under this Lease, after the date it ceases to
      be
      the owner of Landlord’s estate (except for any liability arising prior to such
      date) provided the party succeeding to Landlord’s estate shall have executed an
      agreement of assumption and assignment of Landlord's estate.

    

    Section
      31.03.
      The
      term “Tenant” as used herein, means Tenant named herein and any subsequent owner
      of Tenant’s estate hereunder.

    

    END
      OF
      SECTION

     

    
      
        
        

      

      
        17

        
          

        

      

      
        
        

      

    

    

    IN
      WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed
      the day and year first above written.

    

    

    
      	 	
              LANDLORD:

            
	 	 
	
              WITNESS/ATTEST:

            	
              TOLEDO
                REALTY, LLC

            
	 	 
	 	 
	
              ____________________________

            	
              /s/   
                David
                Giangano                                
                

            
	 	
              By:  
                David Giangano

            
	 	
                      
                Managing Member

            
	 	 
	 	 
	 	
              TENANT:

            
	 	 
	 	
              JUMA
                TECHNOLOGY, LLC

            
	 	 
	 	 
	 	 
	
              ____________________________

            	
              /s/  
                Frances
                Vinci                                       

            
	 	
              By:
                Frances Vinci

            
	 	
              Member

            

    

     

    
 

    
      
        
        

      

      
        18

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “A”

    

    

    Legal
      Description of the Property

     

     

     

     

     

     

     

     

     

     

     

     

     

     

     

     

     

     

     

    

    

    
      
        
        

      

      
        A
          -
          1

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “B”

    

    RENT
      SCHEDULE

    

    
      	
              RENT
                PERIOD - YEAR

            	
              ANNUAL
                RENT (w/3%annual increase

            	
              MONTHLY
                RENT

            
	 	 	 
	
              PRIMARY
                TERM:

            	 	 
	 	 	 
	
              6/1/06
                - 5/31/07

            	
              $126,000.00

            	
              $10,500.00

            
	
              6/1/07
                - 5/31/08

            	
              $129,780.00

            	
              $10,815.00

            
	
              6/1/08
                - 5/31/09

            	
              $133,673.40

            	
              $11,139.45

            
	
              6/1/09
                - 5/31/10

            	
              $137,683.60

            	
              $11,473.63

            
	
              6/1/10
                - 5/31/11

            	
              $141,814.11

            	
              $11,817.84

            
	
              6/1/11
                - 5/31/12

            	
              $146,068.53

            	
              $12,172.38

            
	
              6/1/12
                - 5/31/13

            	
              $150,450.59

            	
              $12,537.55

            
	
              6/1/13
                - 5/31/14

            	
              $154,964.11

            	
              $12,913.68

            
	
              6/1/14
                - 5/31/15

            	
              $159,613.03

            	
              $13,301.09

            
	
              6/1/15
                - 5/31/16

            	
              $164,401.42

            	
              $13,700.12

            

    

    

    

    FIRST
      OPTION PERIOD:

    

    
      	
              6/1/16
                - 5/31/17

            	
              $169,333.46

            	
              $14,111.12

            
	
              6/1/17
                - 5/31/18

            	
              $174,413.46

            	
              $14,534.46

            
	
              6/1/18
                - 5/31/19

            	
              $179,645.86

            	
              $14,970.49

            
	
              6/1/19
                - 5/31/20

            	
              $185,035.24

            	
              $15,419.60

            
	
              6/1/20
                - 5/31/21

            	
              $190,586.30

            	
              $15,882.19

            

    

    

    

    SECOND
      OPTION PERIOD:

    

    
      	
              6/1/21
                - 5/31/22

            	
              $196,303.89

            	
              $16,358.66

            
	
              6/1/22
                - 5/31/23

            	
              $202,193.01

            	
              $16,849.42

            
	
              6/1/23
                - 5/31/24

            	
              $208,258.80

            	
              $17,354.90

            
	
              6/1/24
                - 5/31/25

            	
              $214,506.56

            	
              $17,875.55

            
	
              6/1/25
                - 5/31/26

            	
              $220,941.76

            	
              $18,411.81

            

    

    

     

    
 

    

    
      
        
        

      

      
        B
          -
          1<PAGE>

                                                                    EXHIBIT 10.1

                              EMPLOYMENT AGREEMENT

THIS EMPLOYMENT AGREEMENT (the "Agreement") dated January 11, 2006 and effective
as of February 1, 2006, between CIARAN ROBERT GRIFFIN, an individual (the
"Executive"), and NEUTRON ENTERPRISES INC., a corporation governed by the laws
of the State of Nevada ("Neutron").

                                    RECITALS

Neutron is publicly traded media company operating from its head office in
Mississauga, Ontario, which seeks to build and expand a digital signage
broadcast network ("DSBN" or the "Business").

Ciaran Griffin is an experienced Chartered Accountant with sufficient business
experience to act as Chief Financial Officer of Neutron Enterprises, Inc.

Neutron and the Executive wish to enter into an agreement for the provision of
services by the Executive to Neutron. This agreement shall also cover
responsibilities to all subsidiaries.

                                    AGREEMENT

In consideration of the mutual covenants contained herein, and for other good
and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the parties agree as follows:

1. EMPLOYMENT AGREEMENT

(a) Neutron agrees to employ the Executive and the Executive agrees to be
employed by Neutron for the provision of the services described in the attached
Schedule "A" on the terms and conditions set out in this Agreement. Pursuant to
this Agreement, Ciaran Griffin shall devote at least sixty-five percent of his
working time to the business and affairs of Neutron. Subject to the forgoing,
the Executive and Neutron agree that the engagement is non-exclusive provided
that the Executive shall not directly or indirectly provide services to any
entity that operates a business competitive to Neutron.

(b) The Employment Services may be amended from time to time provided that such
amendment is agreed to in advance and in writing by the undersigned parties. In
the event of such an amendment, Schedule "A" shall be revised accordingly and
shall be deemed to be incorporated into, and form part of, this Agreement as so
amended.

2. COSTS

Neutron shall be responsible for:

(i) reasonable travel and related meal and accommodation costs arising from the
performance of Employment Agreement; and

                                   Page 1 of 7

<PAGE>

(ii) any reasonable additional out-of-pocket expenses incurred in performing the
Employment Agreement deemed reasonable by Neutron.

In the event that any cost described above is incurred by the Executive, Neutron
shall reimburse the Executive in the full amount of the corresponding invoice(s)
and such reimbursement shall be paid within 30 calendar days of presentment.

The Executive will use reasonable efforts to notify Neutron in advance of any
single item costs expected to exceed $500.

3. REMUNERATION

(a) The remuneration (the "Salary") of the Executive for his services shall be
at the rate of one hundred and fifty thousand dollars ($150,000.00) per annum
payable in twenty four (24) equal installments in arrears on a semi-monthly
basis. The Salary shall be reviewed on each anniversary of employment hereunder.
The review will be undertaken by assessing the Executive's achievement of the
overall objectives established by Neutron and by having regard to the market
rates of remuneration paid in Ontario for similar duties and responsibilities.

(b) Upon the adoption of a Stock Option Plan for Directors, Officers, Employees
and Service Provides of Neutron (the "Stock Option Plan"), management of Neutron
will be entitled to participate in Neutron's Stock Option Plan. The Management
of Neutron shall recommend for approval by the board of directors of Neutron a
grant of 100,000 options to the Executive. Vesting and the other terms and
conditions of such grant and the underlying options shall be in accordance the
determination of the Board of Directors and with the terms and conditions of the
Stock Option Plan and applicable law.

(c) The Executive shall also be entitled to such performance bonuses and or
additional options as management of Neutron may from time to time award to the
Executive, in its sole discretion.

(d) Neutron will pay the professional membership fees of the Executive (CA and
CFA)

(e) Neutron shall provide parking for the Executive's car.

(f) The Executive shall be entitled to participate in any Company benefit and
group insurance plans made available by Neutron to other Executives in
comparable management positions.

4. PERFORMANCE AND RESPONSIBILITIES

(a) The Executive will faithfully, honestly and diligently serve Neutron and
will at all times use his best endeavours to promote the interest and welfare of
Neutron in accordance with such directions as may from time to time be given to
him by Neutron and in accordance with the policies of Neutron as set forth from
time to time.

(b) The Executive shall not delegate any of its duties and obligations hereunder
or retain others to perform such service without the written consent of Neutron.

                                   Page 2 of 7

<PAGE>

(c) The Executive in addition to Schedule "A" shall also perform such other
tasks and duties related to the foregoing as may from time to time be determined
by the President, or such person as the President may designate. The Executive
shall, in carrying out the obligations under this agreement, report directly to
the President, or such person as the President may designate. The Employee shall
work based out of Neutron's offices in Mississauga, Ontario.

5. CONFIDENTIALITY

(a) Each of the Executive and Neutron undertakes to the other, on behalf of
itself and its employees, officers, directors, agents and affiliates, that it
shall keep confidential and shall not, without the prior written consent of the
party to whom the information belongs, disclose to any person, nor use or
exploit commercially for its own purposes, any information obtained relating to
the subject matter or performance of this Agreement; provided, however, that the
Executive and Neutron may each disclose such information (i) to its affiliates
for any purposes reasonably incidental to the purposes of this Agreement, (ii)
to their respective advisors for use in connection with rendering advice with
respect to the performance of this Agreement, and (iii) as is required to be
disclosed by operation of law, legal process or any stock exchange regulations
or any binding judgment or order, or by any requirement or any competent,
federal, provincial, state, local or foreign court, administrative agency or
governmental or regulatory authority or body. In performing its obligations
under this Subsection, each of the Executive and Neutron shall use all
reasonable efforts to ensure that its employees, officers, directors and agents
and its affiliates observe the foregoing confidentiality obligations.

(b) Subsection 5(a) shall not apply to information:

         (i)   acquired from a third party with the right to divulge the same;

         (ii)  which, prior to or after the date of this Agreement, the
               Executive and Neutron jointly decide to disclose; or

         (iii) which is or becomes within the public domain (otherwise than
               through the fault of the party to this Agreement seeking to rely
               on the information being in the public domain).

6. TERMINATION

(a) The employment of the Executive hereunder may be terminated in the following
manner:

         (i)   The Executive may resign his employment upon one (1) months'
               prior written notice.

         (ii)  Neutron may terminate the Executive's employment hereunder
               forthwith by giving to the Executive written notice of such
               termination, in the event of,

               (A) a material breach of any term of this Agreement by the
                   Executive;

               (B) a failure by the Executive to substantially perform his
                   duties hereunder; or

                                   Page 3 of 7

<PAGE>

               (C) any other reason, which, under common law, would constitute
                   just cause for the termination of employment hereunder;

         and this Agreement shall be terminated and the Executive shall cease to
         be employed hereunder immediately upon delivery of such notice to the
         Executive.

         (iii) Neutron may, by written notice, terminate the Executive's
               employment hereunder, in its sole discretion and for any reason
               whatsoever, by paying to the Executive an amount (hereinafter
               called the "Severance Amount") equal to the greater of :

                           (a) The total amount of Salary, bonuses and other
                           remuneration paid (including any amount not paid, but
                           which is earned by the Executive) by Neutron to the
                           Executive during the 12 month fiscal period of
                           Neutron (hereinafter called the "12 Month Fiscal
                           Period") immediately preceding the date on which
                           notice of termination is given to the Executive;

                           (b)  $150,000

               in which event, his employment will terminate upon receipt of
               notice of termination; provided, however, that if the notice
               period set forth is less than the notice period prescribed by the
               Employment Standards Act (Ontario), as the same may from time to
               time be amended or replaced, then the notice period prescribed by
               that Act shall be deemed to apply and this paragraph shall be
               amended accordingly.

(b) Upon the termination of this Agreement, each party hereto shall return to
the other forthwith all materials and property of the other and make all
payments required hereunder.

7. VACATION

The Executive shall be entitled to four (4) weeks' vacation with pay during each
year of his employment hereunder, which vacation shall accrue on a calendar year
basis. Such vacation shall be taken at such time or times as shall be most
convenient having regard to the demands of the business and affairs of Neutron.
In no event shall any single vacation exceed ten (10) working days in duration.
In the event that the vacation is not used in the year earned, a maximum of 10
days may be carried forward to the next year.

8. NOTICES

All notices and other communications required under this Agreement shall be in
writing and shall be deemed to have been given if delivered by hand, by courier
or by fax to the party at the address and telecopier numbers noted below:

                                   Page 4 of 7
<PAGE>

If to the Employee, at:

                           2366 Morrison Avenue

                           Mississauga, Ontario  L5C 3H8

Fax Number:                905-273-6028

Attention:                 Ciaran Griffin

If to Neutron, at:

                           1 Westmount Square, suite 1660

                           Westmount, Quebec  H3Z 2P9

Fax Number:                514-935-9746

Attention:                 Chief Executive Officer

All notices given in accordance with this Section shall be effective at the time
of delivery or transmission, as the case may be. Either party may amend such
address and notice by written notice to the other party in accordance with this
Section 8.

9. MISCELLANEOUS

(a) The parties confirm the accuracy of the recitals and schedules to this
Agreement and acknowledge that the same form part of this Agreement.

(b) "affiliate" has the meaning ascribed to that term in the Business
Corporations Act (Ontario), as amended from time to time.

(c) This Agreement shall constitute the entire agreement between the Executive
and Neutron with respect to the subject matter hereof and shall supersede all
previous negotiations, commitments and writings with respect to such subject
matter.

(d) This Agreement shall be construed, administered and enforced according to
the laws of the Province of Ontario and the laws of Canada applicable therein.
Each of the parties agrees that any suit, action or proceeding arising out of or
relating to this Agreement against it or any of its assets may be brought in any
court of the Province of Ontario or Canada and hereby irrevocably and
unconditionally attorns and submits to the jurisdiction of such courts over the
subject matter of any such suit, action or proceeding.

(e) This Agreement may be amended or waived only by a written instrument
executed by each of the parties hereto.

(f) This Agreement shall be binding upon and inure to the benefit of the parties
hereto and their respective successors and permitted assigns, but no party may,
directly or indirectly, assign or transfer this Agreement or any right or
obligation without the prior written consent of the other party.

                                   Page 5 of 7

<PAGE>

(g) The terms and provisions of this Agreement are intended solely for the
benefit of the Executive and Neutron and their respective affiliates, successors
or permitted assigns, and it is not the intention of the parties to confer third
party beneficiary rights upon any other person.

(h) Any provision of this Agreement which is prohibited or unenforceable in any
jurisdiction shall be ineffective to the extent of such prohibition or
unenforceability without affecting, impairing or invalidating the remaining
provisions or the enforceability of this Agreement.

(i) The failure at any time of either party to require performance by the other
party of any responsibility provided for in this Agreement shall in no way
affect the right to require full performance of any such responsibility at any
time thereafter, nor shall the waiver by either party of a breach of any
provision of this Agreement by the other party constitute a waiver of any
succeeding breach of the same or any other provision nor shall it constitute a
waiver of the responsibility itself.

(k) All dollar amounts in this Agreement are stated in Canadian currency.

The parties have, by their duly authorized officers, executed this Agreement as
of the date first above written.

EMPLOYEE                                             NEUTRON ENTERPRISES INC.

By: /s/ Ciaran Griffin                     By:  /s/ Andrew Gertler
    ------------------                          ------------------
    Ciaran Griffin                              Name: Andrew Gertler
                                                Title: President

                                   Page 6 of 7
<PAGE>

SCHEDULE "A"

EMPLOYMENT SERVICES

As Chief Financial Officer you shall be responsible to direct Neutron's
financial goals, objectives, and budgets. You will oversee the investment of
funds and manage associated risks, supervise cash management activities, execute
capital-raising strategies to support a Neutron's expansion, and deal with
mergers and acquisitions

The following are some of the Services to be provided by the Executive to
Neutron:

Consolidated financial statement preparation, including MD&A for quarterly and
annual statements and 10Ks and 10Qs filings

Handled all internal and external reporting obligations

Develop and Implement financial and management control policies

Co-ordinated year-end audit. Handled all consolidation level disclosures and
consolidated tax provision

Planning and implementing Sarbanes-Oxley compliance in coordination with legal
counsel

Develop and implement reporting and control framework for portfolio of fixed
income securities

Review, implement necessary Insurance overages including D&O, general liability,
and false advertising

Develop banking lines of credit and negotiation of bank fees

Application of Government Grant Programs

Calculation and amortization for warrants and options using Black-Scholes option
model

Non-resident withholding tax calculations, monthly tax filings and annual
reporting

Tax planning including setting up intercompany loans, dividends and management
fees in discussion with external tax advisors

Manage annual budget process and re-forecasts

Manage staff responsible for company accounting, payables and special projects

Coordinating due diligence on any acquisitions

Provided financial updates to the Board of Directors as requested

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