Document:

EMPLOYMENT AGREEMENT

          THIS EMPLOYMENT AGREEMENT  ("Agreement") is made as of the 26th day of
August,  1999,  by and  between  PLATINUM  EXECUTIVE  SEARCH,  INC.,  a New York
corporation  with an office for the  conduct  of this  business  at 342  Madison
Avenue, suite 1500, New York, New York 10173 (the "Company"), and KIMBERLY ADAMS
COLGATE, an individual  residing at 7301 Chameleon Way, Sarasota,  Florida 34241
(the "Executive").

          WHEREAS,  the Company desires to employ the Executive as the President
of U.S. LAWYERS, INC., ("USL") from and after the date of its acquisition by the
Company, and as a Vice President of the Company, and the Executive desires to be
employed by USL and the Company in such capacity; and

          WHEREAS,  the  parties  hereto  desire to enter into an  agreement  of
employment mutually beneficial to said parties,  and for the purpose of defining
the rights, duties and obligations of each of the parties hereto;

          NOW, THEREFORE,  for good and valuable consideration,  the sufficiency
and receipt of which is hereby acknowledged, the Company and the Executive agree
as follows:

     1.  Employment.  Upon the  terms  and  subject  to the  conditions  of this
Agreement,  the Company  hereby  employs the Executive and the Executive  hereby
accepts  employment by the Company on the terms and conditions  hereinafter  set
forth.

     2.  Term.  Subject  to the  provisions  of  Section  10 of this  Agreement,
Executive's  employment  shall be for a period of five (5) years  commencing  on
October 1, 1999 and terminating on September 30, 2004.

     3. Executive's Position, Duties and Authority.

          3.1  Position.  The  Company  shall  employ  the  Executive,  and  the
Executive  shall serve as the  President of the USL and a Vice  President of the
Company.

          3.2   Description.   The  Executive  shall  perform  such  duties  and
responsibilities  on a full time basis as shall be  reasonably  assigned  to the
Executive by the President and Chief Executive Officer of the Company, and which
are customarily  incident to the day-to-day  management and operation of USL and
the  Company or the offices of  President  and a  Vice-President,  respectively,
including,  but not limited to performing various administrative duties as shall
be reasonably  assigned to the  Executive by the  President and Chief  Executive
Officer of the Company.

          3.3  Authority.  At all times  during the Term,  the  Executive  shall
report directly to the Chairman and Chief Executive  Officer of the Company,  or
to such other senior  executive as the Chairman and Chief  Executive  Officer of
the Company may designate.

                                      -1-
<PAGE>

     4. Full-Time Services.

          4.1  General.  The  executive  shall devote  substantially  all of her
business  time,  labor,  skill and  energy to the  business  and  affairs of the
Company  and to the duties and  responsibilities  referred  to in Section 3.2 of
this Agreement

          4.2  Opportunities;  Investments.  The Executive  covenants and agrees
that, during the Term, she shall inform the company of each business opportunity
related  tot he actual  business  being  conducted  by the Company or any of the
Company's  subsidiaries  or  affiliates  of which she becomes aware and that she
will not,  directly  or  indirectly,  exploit any such  opportunity  for her own
account  (without  first  offering it to the  Company),  nor will she render any
services to any other person or business, or acquire any interest of any type in
any other  business,  that  competes  with the actual  business,  or acquire any
interest  of any type in any  other  business,  that  competes  with the  actual
business being conducted by the Company or any of the Company's  subsidiaries or
affiliates.

     5.  Location of  Employment.  Unless the  Executive  consents  otherwise in
writing,  the principal  location for the  performance  of her duties  hereunder
shall be at the  Company's  offices  in New York  City and at USL's  offices  in
Sarasota, Florida.

     6. Base Salary/Bonuses.

          6.1 Base Salary.  The Company  shall,  commencing  October 1, 1999 and
during the  continuance  of the  Executive's  employment  hereunder,  pay to the
Executive, and the Executive agrees to accept, in consideration of her services,
a salary  (the "Base  Salary")  at a rate of TWELVE  THOUSAND  FIVE  HUNDRED AND
NO/100THS  DOLLARS  ($12,500.00)  per month. All Base Salary shall be payable in
accordance  with  the  Company's  normal  payroll  practices,  so  long  as  the
Executive's employment continues as provided by this Agreement.

          6.2 Bonus.  During the Term of this Agreement,  the Executive shall be
eligible to receive an annual  (calendar year) bonus,  payable at the discretion
of the Board of Directors,  of no less than 15 percent of the increase,  if any,
in pre-tax profits of USL.  Calculation of pre-tax profits shall be made in good
faith by the Company's  Chief  Financial  Officer  consistent with the Company's
usual and customary practice.

     7. Stock Options. Commencing with the Term of this Agreement, the Executive
shall be eligible to receive the  following  options  (collectively,  the "Stock
Options") to purchase shares of the Company's Common Stock as provided below:

          Stock Options, to be issued January 5, 2000, to acquire 25,000 shares,
          as adjusted for any stock splits,  stock  dividends or similar  events
          occurring  after the date hereof,  of the Common Stock of the Company,
          at a price equal to the market value of the Company's  Common Stock as
          of twenty (20) days after  becoming a public  company with  registered
          Common Stock.

The  Stock  Options  shall  fully  vest on the  date of  their  issuance  to the
Executive,  shall not be transferable  expect upon the optionee's death,  shall,
unless terminated,  be exercisable for 10

                                      -2-
<PAGE>

years form the date of  issuance,  shall be subject  to early  termination  upon
cessation  of  employment  with the  Company as set forth in  greater  detail in
Exhibit A hereto,  and  shall be  subject  to such  other  terms and  conditions
applicable  to stock  options of the  Company  pursuant to the  Company's  stock
option plan.

     8.  Expenses;  Vacation.  The Company  shall  reimburse  the  Executive  in
accordance with the Company's regular procedures in effect from time to time and
in form  suitable to establish  the validity of such  expenses for tax purposes,
all ordinary,  reasonable and necessary travel  entertainment and other business
expenses as shall be incurred by her in the performance of her duties hereunder.
During the Term of this  Agreement,  the  Executive  shall be entitled to twenty
(20) days vacation annually with pay.

     9.  Benefits.   During  the  Term,  the  executive  shall  be  eligible  to
participate in any pension or profit-sharing  plan or program of the Company now
existing or hereafter  established,  on terms no less  favorable than those made
available  to the other  senior  executives  of the  Company.  Upon  meeting all
applicable eligibility requirements,  the Executive shall be entitled to receive
such other benefits or rights as may be provided  under any  employment  benefit
plan  provided  by the  Company  that is now or  hereafter  will  be  reflected,
including  participation  in life,  medical,  disability,  and dental  insurance
plans.

     10. Termination.

          10.1  Notwithstanding  the provisions of Sections 1 and 2 hereof, this
agreement may be terminated prior to the expiration of the Term by the President
and Chief  Executive  Officer of the Company upon the  occurrence  of any of the
following events:

               10.1.1 Upon the death of the Executive;

               10.1.2 Upon the  inability of the Executive to perform her duties
in any  material  respects  on account of  illness or other  incapacity  for the
longer of (i) three (3) months in any periods of 12  consecutive  months or (ii)
any longer period prescribed by any applicable law;

               10.1.3 For Cause, which shall be defined as:

                    (a) the Executive is convicted of a felony criminal offense,
or of a criminal offense involving any act or acts of moral turpitude;

                    (b) The Executive if found guilty of any act of  dishonesty,
fraud or  theft  from  the  Company,  or any of the  Company's  subsidiaries  or
affiliates;

                    (c) In the event of willful  malfeasance,  gross negligence,
or gross  or  willful  material  misconduct  in the  performance  of her  duties
hereunder; or

                    (d) Upon the failure or refusal by the  Executive to perform
according  to  or  to  comply  with  the  reasonable   policies  and  directions
established by the Company after written notice of such  non-compliance  stating
what is required of the Executive to cure such  non-compliance  and a reasonable
opportunity  to cure  such  non-

                                      -3-
<PAGE>

compliance within ten (10) business days of delivery of such notice.

     11.  Confidential  Information.  The  Executive  shall be  prohibited  from
disclosing to anyone (except to the extent  reasonably  necessary to perform the
Executive's  duties  hereunder)  any  confidential  information  concerning  the
business or affairs of the Company or the Company's  subsidiaries  or affiliates
which the  Executive  may have  acquired in the course of and as incident to her
employment or prior dealings with the Company or the Company's  subsidiaries  or
affiliates,  including,  without  limitation,  client  lists,  business or trade
secrets,  or  methods  or  techniques  used  by the  Company  or  the  Company's
subsidiaries  or  affiliates in or about its  business.  The  obligation in this
Section 11 survives the expiration or earlier termination of this Agreement.

     12. Notices. Any notice,  direction or instruction required or permitted to
be  given  hereunder  shall  be given  in  writing  and may be  given by  telex,
telegram,  facsimile  transmission  or similar  method if  confirmed  by mail as
herein  provided;  by mail if sent postage  prepaid by registered  mail,  return
receipt requested;  or by hand delivery to any party at the address of the party
set forth below. If notice, direction or instruction is given by telex, telegram
or facsimile  transmission  or similar method or by hand  delivery,  it shall be
deemed  to have  been  given or made on the day on which  it was  given,  and if
mailed,  shall be deemed to have been  given or made on the third  business  day
following  the day after which it was mailed.  Any party may, from time to time,
by like  notice  give  notice of any change of address  and in such  event,  the
address of such party shall be deemed to be changed accordingly.

          (a) If to the Company:

              Platinum Executive Search, Inc.
              342 Madison Avenue, Suite 1500
              New York, New York 10173
              Attention:  John Mazutto

              Attention:

              With a copy to:

              Robert Schneider, Esq.
              Graham & James LLP
              885 Third Ave, 21st Floor
              New York, New York  10022

          (b) If to the Executive:

              Kimberly A. Colgate
              United States Lawyers, Inc.
              7301 Chameleon Way
              Sarasota, Florida  34241

                                      -4-
<PAGE>

     13. General.

          13.1 Governing Law. This Agreement  shall be governed by and construed
and  enforced in  accordance  with the  internal  laws of the State of New York,
regardless of the laws that might otherwise govern under  applicable  principles
of conflicts of laws.

          13.2 Entire Agreement.  This agreement sets forth the entire agreement
and an  understanding  of the parties  relating to the subject matter hereof and
supersedes all prior  agreements,  arrangements and  understandings,  written or
oral, between or among the parties, except as specifically provided herein.

          13.3  Successors  and Assigns.  This  Agreement,  and the  Executive's
rights and obligations hereunder,  may not be assigned by the Executive,  except
that the  Executive  may  designate  one or more  beneficiaries  to receive  any
amounts that would  otherwise be payable  hereunder to the  Executive's  estate.
This  Agreement  shall be binding on any  successor  to the  Company  whether by
merger, consolidation,  acquisition of all or substantially all of the Company's
assets or business or otherwise,  as fully as if such successor were a signatory
hereto; and the Company shall cause such successor to, and such successor shall,
expressly assume the Company's obligations hereunder.

          13.4 Amendments;  Waivers. This agreement cannot be changed,  modified
or  amended,  and no  provision  or  requirement  hereof may be waived,  without
consent in writing of the parties hereto. However, in the event that the Company
issues an  Employee  Manual  which  amends or modifies  any policy  specifically
identified and incorporated into this Agreement, such policy automatically shall
be deemed included as part of this Agreement without further consideration other
than  the  continued  performance  of this  Agreement's  material  terms  by the
Company.

          13.5  Ability to Fulfill  Obligations.  Neither  the  Company  nor the
Executive is a party to or bound by any agreement which would be violated by the
terms of this Agreement.

          13.6  Counterparts.  This  Agreement  may be  executed  in two or more
counterparts,  each of which shall be deemed to be an original.  It shall not be
necessary  when  making  proof of this  Agreement  to account  for more than one
counterpart

          IN WITNESS  WHEREOF,  the parties have duly executed this Agreement as
of the date first above written.

                                    PLATINUM EXECUTIVE SEARCH, INC.

                                    By: /s/ John Mazzuto
                                       -----------------------------------
                                    Name: John Mazzuto
                                    Title: President

                                      -5-
<PAGE>

                                    EXECUTIVE:

                                    /s/ KIMBERLY ADAMS COLGATE
                                    --------------------------------------
                                    KIMBERLY ADAMS COLGATE

                                      -6-
<PAGE>

                                    EXHIBIT A

                       Early Termination of Stock Options
                       ----------------------------------

          1. Should  Optionee  cease  service for any reason other than death or
permanent  disability while the option remains  outstanding,  then Optionee will
have a three  (3)  month  period  measured  from the date of such  cessation  of
Service in which to exercise  the option for any or all of the option  shares of
which the option is exercisable at the time of such cessation of Service.  In no
event,  however,  may the option be  exercised  at any time after the  specified
expiration  date of the option term. Upon the expiration of such three (3) month
period or (if earlier)  upon the specified  expiration  date of the option term,
the option will terminate and cease to be outstanding.

          2. Should  Optionee die while in service or within the three (3) month
period   following  his  or  her   cessation  of  service,   then  the  personal
representative  of Optionee's estate or the person or persons to whom the option
is transferred pursuant to the Optionee's will or in accordance with the laws of
descent and  distribution  will have the right to exercise the option for any or
all of the  option  shares for which the  option is  exercisable  at the time of
Optionee's cessation of service,  less any option shares subsequently  purchased
by Optionee prior to death.  Such right will lapse, and the option ill terminate
and cease to remain  outstanding,  upon the earlier of the (i) the expiration of
the twelve (12) month period measured from the date of Optionee's  death or (ii)
the expiration date.

          3.  Should  (i)  Optionee's   service  be  terminated  for  misconduct
(including, but no limited to, any act of dishonesty,  willful misconduct, fraud
or  embezzlement)  or (ii) Optionee make any  unauthorized  use or disclosure of
confidential  information  or trade  secrets  of the  Company  or any  parent or
subsidiary,  then in any such event the option will  terminate  immediately  and
cease to be outstanding.

                                       -7-AGREEMENT OF LEASE
                           MADE AS OF MARCH 22ND, 1999
                                 BY AND BETWEEN
                        BOULEVARD PLAZA ASSOCIATES, L.P.
           13 East 16th Street, Suite #400, New York, New York 10003,
                            party of the first part,
                     (hereinafter referred to as "Landlord")

                                       and

                   STRUPP INVESTMENTS, LLC d/b/a SUCCESS, INC.
                    63 Ashland Road, Summit, New Jersey 07901
                            party of the second part,
                      (hereinafter referred to as "Tenant")

                                   WITNESSETH:

      Landlord  hereby leases to Tenant and Tenant hereby leases from  Landlord,
in the building presently located at:

                            1055 Parsippany Boulevard
                          Parsippany, New Jersey 07054

to be known as set forth in Article 32 hereof  (hereinafter  referred  to as the
"Building"), the following:

     2,773 gross  rentable  sq. ft. at $18.50 per square foot on the first (1st)
floor, Suite #106 of the Building.

(which space is  hereinafter  referred to as "the Demised  Premises" as shown on
the plan or  plans,  initialed  and/or  signed  by the  parties  hereto,  marked
"Exhibit A" (which plan or plans are hereby  attached,  or by reference  thereto
incorporated in this lease as "Exhibit A" as though physically attached hereto);
for the term of:

     Three (3) years, beginning June 1st, 1999 and ending May 31st, 2002

(Plus,  if the term  hereof  commences  on a day  other  than the first day of a
month,  so many days as are necessary for the term to end on the last day of the
month of the term).  (Or until such term shall  sooner  cease and  terminate  as
hereinafter provided), to commence on the date determined in the manner provided
in Article 29 hereof, at a fixed rent at the annual rate of:

     June  1st,  1999 to May  31st,  2000;  $32,800.50,  payable  at the rate of
$2,733.38 per month in advance.

     June  1st,  2000 to May  31st,  2001;  $32,800.50,  payable  at the rate of
$2,733.38 per month in advance.

     June  1st,  2001 to May  31st,  2002;  $32,800.50,  payable  at the rate of
$2,733.38 per month in advance.

     Tenant shall also pay any  additional  rent as may be required  pursuant to
Article 28 hereof.

     Tenant  agrees to pay said fixed  annual rent in lawful money of the United
States,  in equal  monthly  installments  in  advance  on the  first day of each
calendar  month during said term,  at the office of Landlord or such other place
in the United  States of America  as  Landlord  may  designate.  Upon  execution
hereof,  Tenant has paid to  Landlord  the first  monthly  installment  of rent,
receipt of which Landlord hereby acknowledges. Should the obligation to pay rent
commence an any day other than on the first day of a month,  then the fixed rent
for the unexpired  portion of such month shall be adjusted and prorated on a per
diem basis.

     Tenant  shall have one (1) option to extend the Lease for a period of three
(3) years,  provided Tenant notifies  Landlord of its intention to exercise such
option, in writing,  at least six

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                2

(6) months prior to the expiration date of the Lease term then in effect.  Fixed
Rent for the first year of the Option  Period shall be the then  current  Market
Rent,  which shall be  determined  in  accordance  with the  procedure set forth
hereinafter.  Fixed Rent for each  remaining year of the Option Period shall not
increase over the Fixed Rent payable in the immediately preceding year.

Market Rent:

     The parties shall have thirty (30) days after  Landlord  receives  Tenant's
extension  option notice in accordance  herewith in which to agree on the Market
Rent for the Extended  Term. If the parties agree on the Market Rent during such
thirty (30) day period,  Landlord and Tenant shall  execute an amendment to this
Lease setting forth the Market Rent for the Extended Term.

     If the  parties  are unable to agree on the Market  Rent  within the thirty
(30)day  period,  then,  within  twenty  (20)days  after the  expiration of that
period,  each party, at its cost and by giving notice to the other party,  shall
appoint  a  qualified  M.A.I.  real  estate  appraiser  with at  least 5  years'
full-time commercial appraisal experience in the New Jersey metropolitan area to
appraise and set the Market Rent for the Demised Premises. The Market Rent shall
be based on new leases  for  comparable  space in at least  five (5)  comparable
buildings  in the area in which the Demised  Premises are located and based upon
the  Demised  Premises  as  improved,  whether  such  improvements  were made by
Landlord or Tenant.  If five (5)  comparables  are not available,  the appraiser
shall use such other Market data as is relevant,  with  appropriate  adjustments
consistent with accepted appraisal  practices.  If a party does not appoint such
an appraiser within the aforementioned  period,  the single appraiser  appointed
shall be the sole  appraiser  and  shall  set the  Market  Rent for the  Demised
Premises.  The  two  appraisers  appointed  by the  parties  as  stated  in this
paragraph  shall meet  promptly and attempt to establish the Market Rent for the
Demised Premises.  If they are unable to agree within twenty (20) days after the
second appraiser has been appointed, they shall select a third appraiser meeting
the qualifications stated in this paragraph, within ten (10) days after the last
day the two appraisers are given to set the Market Rent. Each of the two parties
shall  bear  one half  (l/2) of the cost of  appointing  and  paying  the  third
appraiser. The third appraiser shall be a person who has not previously acted in
any capacity for either party.

     Within  thirty (30) days after the  selection of the third  appraiser,  the
third appraiser shall set the Market Rent for the Demised Premises.

     Fixed Rent for the month of July 1999 shall be reduced to 0 to give  effect
to a Rent  Abatement.  No part of the Rent Abatement  shall be granted unless no
default exists under the Lease.

     The parties hereto, for themselves,  their heirs, distributees,  executors,
administrators,  legal representatives,  successors and assigns, hereby covenant
as follows:

                                ARTICLE 1 - RENT
                                ----------------

          1.01  Tenant  shall pay the Rent and  Additional  Rent as above and as
hereinafter provided.

                             ARTICLE 2 - OCCUPANCY
                             ---------------------

          2.01  Tenant  shall use and occupy  the  Demised  Premises  solely for
office use.

                    ARTICLE 3 - ALTERATION AND INSTALLATIONS
                    ----------------------------------------

          3.01 In addition to the work contemplated by the provisions of Article
30 hereof,  Tenant,  with Landlord's  consent only, may from time to time during
the term of this  Lease,  make other  than  structural  alterations,  additions,
substitutions  and  improvements  in and to the  Demised  Premises as Tenant may
reasonably deem necessary. Structural alterations, additions, substitutions, and
improvements,  which are  excluded,  are  defined  to include  such items  which
materially affect the basic structure of the Building's skeleton, outer skin, or
core, or any Building  fixture,  appurtenance,  equipment or other Building item
within  said  core,  and shall  also  include  all  mechanicals,  viz:  heating,
plumbing,   electrical   and   air   conditioning.    Alterations,    additions,
installations,  substitutions  and  improvements  shall be at Tenant's  expense.
Tenant  agrees that at least ten (10) days before  commencing  any work,  Tenant
will deliver to Landlord a copy of the plans  covering  said work as approved by
the appropriate governmental department,  if

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                3

such  approval is required,  and will do such work so as not to  interfere  with
work of  Landlord,  such  consent  not to be  unreasonably  withheld.  All  such
structural alterations,  additions, substitutions and improvements shall be done
by Landlord at Tenant's expense.

          3.02 In  connection  with Tenant's  occupancy of the Demised  Premises
prior  to the  commencement  of the  term to  prepare  the  space  for  Tenant's
occupancy,  if required,  the Tenant shall receive without charge,  water, heat,
ventilation or cooling, during normal working hours to the extent only that such
services are being supplied to Landlord's contractors and workmen in the Demised
Premises at the time. Such work shall not interfere with the work of Landlord or
its subcontractors in the completion of the Building.

          3.03 Any mechanics  lien,  filed  against the Demised  Premises or the
Building  for work  claimed to have been done for or  materials  claimed to have
been  furnished to Tenant shall be  discharged by Tenant within thirty (30) days
after filing or Tenant shall file an appropriate bond.

          3.04 All alterations,  installations,  additions and improvements made
and  installed  by  Landlord,  shall  become the  property of Landlord and shall
remain upon and be surrendered  with the Demised Premises at the end of the term
of this Lease.  Carpeting in Demised Premises,  whether furnished by Landlord or
as a credit given by Landlord to Tenant, shall be property of Landlord.  Tenant,
except for daily  vacuuming,  shall be responsible  for repair,  maintenance and
replacement  of same and shall be  returned  to Landlord at end of Lease in good
condition, reasonable wear and tear excepted.

          3.05  All  alterations,   installations,  additions  and  improvements
installed by Tenant, or at Tenant's expense, which are of a permanent nature and
which cannot be removed  without  structural  damage to the Demised  Premises or
Building,  shall  become the  property of Landlord  and shall remain upon and be
surrendered  with the  Demised  Premises  at the end of the term of this  Lease,
except that  Landlord  shall have the right to serve notice upon Tenant that any
of such alterations,  installations, additions and improvements shall be removed
and,  in the  event of  service  of such  notice,  Tenant  will,  at it cost and
expenses,  remove  the same.  Tenant  shall  repair  any  damage to the  Demised
Premises and carpeting made necessary by such removal.

          3.06  Where  supplied  by Tenant,  the  Tenant's  furniture  and trade
fixtures  shall  remain  property of Tenant.  In case Tenant shall decide not to
remove any part of such  property,  Tenant shall notify  Landlord in writing not
less than three (3) months  prior to the  expiration  of the term of this Lease,
specifying the items of property which it has decided not to remove.  If, within
thirty (30) days after the service of such notice, Landlord shall request Tenant
to remove any of the said  property,  Tenant shall  remove the same.  As to such
property which Landlord does not request Tenant to remove, the same shall be, if
left by Tenant,  deemed  abandoned by Tenant and thereupon the same shall become
the property of the Landlord.

          3.07 If any  alterations,  installations,  additions,  improvements or
other  property  which  Tenant shall have the right to remove or be requested by
Landlord to remove are not removed on or prior to the  expiration of the term of
this Lease, Tenant shall be liable for and pay to Landlord an additional month's
rent and Landlord shall have the right to remove said property and to dispose of
the same  without  accountability  to  Tenant at the sole  cost and  expense  of
Tenant. In case of any damage to the Demised Premises or the Building  resulting
from the removal of the property, Tenant shall repair such damage or, in default
thereof, shall reimburse Landlord for Landlord's cost in repair of such damage.

          3.08 Tenant shall keep records of Tenant's alterations, installations,
additions and improvements,  and the cost thereof.  Tenant shall, within 45 days
after demand by Landlord,  furnish to Landlord  copies of same if Landlord shall
require same in connection with any proceeding to reduce the assessed  valuation
of the Building, or otherwise.

                              ARTICLE 4 - REPAIRS
                              -------------------

          4.01 Tenant shall, at its sole cost and expense,  make such repairs to
the Demised Premises and appurtenances necessitated by the negligence of Tenant,
or by the use of the Demised  Premises in a manner  contrary to the purposes for
which  same is leased to Tenant,  as and when  needed to  preserve  them in good
working order and condition.  All damage or injury to the Demised  Premises,  or
building,  and to its fixtures,  appurtenances  and  equipment  caused by

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                4

Tenant moving  property in or out of the Building or by  installation or removal
of furniture, fixtures or other property shall be repaired, restored or replaced
promptly by Tenant at its sole cost and expense, which repairs, restorations and
replacements  shall  be in  quality  and  class  equal to the  original  work or
installations.   If  Tenant  fails  to  make  such  repairs,   restorations,  or
replacement,  same may be made by  Landlord  at the  expense  of Tenant and such
expense  shall be  collectible  as  additional  rent and shall be paid by Tenant
within 15 days after rendition of a bill therefor.

          4.02  Tenant  shall not  place a load  upon any  floor of the  Demised
Premises  exceeding  the floor  load per  square  foot area which such floor was
designed to carry and which is allowed by law.

          4.03 Business machines and mechanical  equipment belonging to Landlord
or to Tenant which cause vibration,  noise, cold or heat that may be transmitted
to the  Building  structure  or to any  leased  space to such a degree  as to be
objectionable  to  Landlord  or to any other  Tenants in the  Building  shall be
placed and  maintained  by the party owning or leasing the machines or equipment
at such party's  expense in settings of cork,  rubber,  or spring type vibration
eliminators  sufficient  to absorb and  prevent  such  vibration  or noise.  The
parties hereto  recognize that the operation of elevators,  air conditioning and
heating  equipment  will  cause  vibration,  noise,  heat or cold  which  may be
transmitted to other parts of the Building and Demised Premises.

          Landlord  agrees to include the  provisions  of this  Section  4.03 in
every lease made for space in the Building.

          4.04 There shall be no allowance to Tenant for a diminution  of rental
value and no  liability  on the part of  Landlord  by  reason of  inconvenience,
annoyance  or  injury  to  business  arising  from the  making  of any  repairs,
alterations,  additions, or improvements in or to any portion of the Building or
the Demised Premises or in or to fixtures,  appurtenances or equipment  thereof.
Landlord  agrees to use its best  efforts to do any work in such a manner as not
materially to interfere with or impair Tenant's use and enjoyment of the Demised
Premises.

          4.05 Landlord will make structural  repairs  necessary or desirable to
keep the  building  in which the Demised  Premises  are a part in good order and
will  maintain the exterior of the Building and the  mechanicals  in the Demised
Premises,  viz: heating,  air conditioning,  electrical,  plumbing units. Tenant
shall take good care of the interior of the Demised Premises, and at its expense
make all repairs to the interior of the Demised Premises, carpeting and fixtures
and at the end of the Lease  return the  Demised  Premises  to  Landlord in good
condition, reasonable wear and tear excepted.

                ARTICLE 5 - REQUIREMENTS OF LAW; FIRE INSURANCE
                -----------------------------------------------

          5.01 Tenant,  at its expense,  shall comply with all laws,  orders and
regulations of Federal,  State, County and Municipal  authorities,  and with any
direction of any public officer or officers,  pursuant to law.  Landlord agrees,
at its  expense,  to  comply  with  all  such  laws,  orders,  regulations,  and
directions, other than those with which Tenant is required hereunder to comply.

          5.02  Tenant  shall not do or permit to be done any act or thing  upon
said premises,  which will invalidate or be in conflict with New Jersey Standard
fire  insurance  policies  covering  the  Building,  and  fixtures  and property
therein,  or which would increase the rate of fire  insurance  applicable to the
Building  to an amount  higher  than it  otherwise  would be; the  Tenant  shall
neither do nor permit to be done any act or thing upon said premises which shall
or might subject Landlord to any liability or  responsibility  for injury to any
person or persons or to property by reason of any  business or  operation  being
carried on upon said  premises;  but nothing in this Section 5.02 shall limit or
restrict Tenant's use of the Demised Premises for the purposes stated in Article
2 hereof or subject  Tenant to any  liability by reason of its proper use of the
Demised Premises for such purposes.

          5.03 If, as a result of any act or omission by Tenant in  violation of
this Lease,  or as a result of Tenant's  occupancy,  the rate of fire  insurance
applicable  to the  Building  shall be  increased  to an amount  higher  than it
otherwise  would be,  Tenant  shall  reimburse  Landlord  for all  increases  of
Landlord's  fire  insurance  premiums  so  caused:   such  reimbursement  to  be

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                5

additional  rent payable upon the first day of the month following any outlay by
Landlord for such increased fire insurance premiums. A schedule, or "make up" of
rate for the  Building  or  Demised  Premises  issued  by the body  making  fire
insurance  rates for said premises,  shall be presumptive  evidence of the facts
therein  stated and of the several items and charges in the fire  insurance rate
than applicable to said premises.

          5.04 Tenant  shall,  at its sole cost and  expense,  obtain and at all
times during the term maintain with responsible insurance carriers acceptable to
Landlord,  insurance covering the Demised Premises for the mutual benefit of the
Landlord and Tenant as follows:

               (1) Fire insurance with broad form extended coverage  endorsement
from time to time  available,  for an amount not less than the full  replacement
value of Tenant's  improvements  and Tenant's  personal  property located in the
Demised Premises. "Full replacement value" shall be determined at the request of
the  Landlord  by an  architect,  appraiser,  appraisal  company  or  one of the
insurer's  selected by Landlord and paid for by Tenant,  but such  determination
shall not be required to be made more  frequently than once every two (2) years.
No omission on the part of  Landlord  to request  any such  determination  shall
relieve Tenant of any of its obligations under this Article.

               (2) Comprehensive  general liability insurance,  with such limits
as may be reasonably required by Landlord from time to time, but not less than a
combined single limit of $1,500,000.00.

               (3) All required  insurance  policies  shall name  Landlord as an
additional  insured  or loss  payee,  as the case may be,  and  shall  include a
provision  that they shall not be  canceled  without  thirty  (30)  days'  prior
written  notice  to  Landlord.  Tenant  shall  deliver  copies  of all  required
insurance  policies  or  certificates  evidencing  such  coverage  prior  to the
commencement  date and renewal  policies prior to the expiration of the existing
policies together with evidence of the payment of premiums therefore.

               (4)  Tenant  can only  deliver  to or  remove  from  the  Demised
Premises any  freight,  furniture,  business  equipment,  merchandise  and bulky
matter of any description,  on the freight  elevators and/or through the service
entrances  and  corridors  of the  Building and only during the hours and in the
manner  approved  by Owner from time to time.  Tenant can only be  permitted  to
deliver to or remove from the Demised  Premises  any of the items  described  in
this article after Tenant has given Owner three (3) days prior written notice of
Tenant's  intention to make such delivery or removal,  and provides  Owners with
written evidence that such delivery or removal is being made by an individual or
an entity who possesses general liability and workers compensation  insurance or
other  insurance  as may be required by Owner in an amount  which Owner deems is
sufficient.

                           ARTICLE 6 - SUBORDINATION
                           -------------------------

          6.01 This Lease is subject and is hereby  subordinated  to all present
or future mortgages, deeds of trust and other encumbrances affecting the Demised
Premises  or the  property  of  which  said  premises  are a  part,.  and to all
renewals, modifications, consolidations, replacements, and extensions thereof.

          6.02 The provisions of this Article 6 shall be  self-operative  and no
further  instrument  of  subordination  shall ,be  required by the holder of any
interest  to which  this  Lease is  subordinate.  Each  party  agrees,  whenever
requested to do so upon  reasonable  notice to it by the other,  to execute such
instruments  confirmatory  of the  provisions  of this  Article  6 as the  party
requesting the same may require.

                ARTICLE 7 - PROPERTY LOSS, DAMAGE, REIMBURSEMENT
                ------------------------------------------------

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

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                6

          7.02 Tenant  shall  reimburse  Landlord for all  expenses,  damages or
fines  incurred or suffered by Landlord,  and for which Landlord has not been or
will not be  reimbursed by  insurance,  by, reason of any breach,  violations or
non-performance by Tenant, or its agents, servants or employees, of any covenant
or provision of this Lease.

          7.03 Tenant shall give Landlord notice in case of fire or accidents in
the Demised Premises promptly after Tenant is aware of such event.

          7.04 (a) Landlord  covenants that throughout the term of this Lease it
shall keep the Building and the fixtures,  appurtenances  and equipment  therein
(except Tenant's  property as specified in Section 3.06) insured in the name and
for the benefit of Landlord and the  mortgagee or  mortgagees of the fee simple,
if any, as their  interest  shall  appear,  against all risks  normally  insured
against in the usual fire and extended  coverage policies written in New Jersey.
Landlord also agrees that, if obtainable,  it will include in its fire insurance
policies appropriate clauses pursuant to which the insurance companies (1) waive
all right of  subrogation  against  Tenant with respect to losses  payable under
such  policies,  and/or (2) agree that such  policies  shall not be  invalidated
should  the  insured  waive in  writing  prior to a loss  any or all  rights  of
recovery  against any party for losses covered by such policies.  If Landlord at
any time is unable to obtain in said policies either of the clauses described in
the preceding  sentence,  Landlord shall if possible,  have Tenant named in such
policies as one of the assureds,  but should any additional  premiums be exacted
for such  clause or clauses  or  naming,  Landlord  shall be  released  from the
obligation  hereby  imposed  unless  Tenant  shall agree to pay such  additional
premium.  If Tenant shall be named as one of the assureds in accordance with the
foregoing,  Tenant agrees to endorse promptly to the order of Landlord,  without
recourse,  any check,  draft or order for the payment of money  representing the
proceeds of any such policy or representing  any other payment growing out of or
connected with said policies,  and Tenant does hereby  irrevocably waive any and
all rights in and to such proceeds and payments. Tenant shall not have the right
to  participate in the settlement of any claims for losses under any policies in
which Tenant is named as an assured, pursuant to the foregoing provisions.

               (b)  Tenant  agrees  to  include,  if  obtainable,  in  its  fire
insurance  policy or policies on its furniture,  furnishing,  fixtures and other
property  removable by Tenant under the  provisions of its lease of space in the
Building,  appropriate  clauses  pursuant  to which  the  insurance  company  or
companies (i) waive the right of subrogation  against Landlord and/or any tenant
of space in the  Building  with respect to losses  payable  under such policy or
policies and/or (ii) agree that such policy or policies shall not be invalidated
should the insured waive in writing prior to a loss any or all right of recovery
against any party for losses  covered by such policy or  policies.  If Tenant is
unable to obtain in such policy or policies  either of the clauses  described in
the preceding  sentence,  Tenant shall if possible  have Landlord  named in such
policy or policies as one of the assureds,  but should any additional premium be
exacted for any such clause or clauses or naming,  Tenant shall be released from
the obligation  hereby imposed unless  Landlord or the other tenants shall agree
to pay  such  additional  premium.  If  Landlord  shall  be  named as one of the
assureds in accordance with the foregoing,  Landlord agrees to endorse  promptly
to the order of Tenant,  without  recourse,  any check,  draft, or order for the
payment of money  representing  the proceeds of any such policy or  representing
any other payment  growing out of or connected with said policies,  and Landlord
does hereby  irrevocably  waive any and all rights in and to such  proceeds  and
payments.  Landlord or the other tenants shall not have the right to participate
in the  settlement of any claims for losses under any policies in which Landlord
is named as an assured, pursuant to the foregoing provisions.

          Landlord  agrees to use its best efforts to include the  provisions of
this Section 7.04 (b) in every lease made for space in the Building.

               (c) Provided that  Landlord's  right of full  recovery  under its
policy or policies  aforesaid is not adversely  affected or prejudiced  thereby,
Landlord  hereby waives any and all right of recovery  which it might  otherwise
have against  Tenant,  its servants,  agents and  employees,  for loss or damage
occurring to the Building and the fixtures, appurtenances and equipment therein,
to the extent the same is covered by Landlord's  insurance  notwithstanding that
such loss or damage  may result  from the  negligence  or fault of  Tenant,  its
servants,  agents or employees.  Provided  that Tenant's  right of full recovery
under its aforesaid  policy or policies is not adversely  affected or prejudiced
thereby,  Tenant  hereby  waives any and all rights of  recovery  which it might
otherwise have against Landlord, its servants, and employees,  and against every
other  tenant in the Building  who shall have  executed a similar  waiver as set
forth in this

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                7

Section 7.04 (c) for loss or damage to Tenant's furniture, furnishings, fixtures
and other property removable by Tenant under the provisions hereof to the extent
that same is covered by Tenant's  insurance,  notwithstanding  that such loss or
damage may result from the negligence or fault of Landlord, its servants, agents
or  employees,  or such  other  tenant  and the  servants,  agents or  employees
thereof.

               (d) Landlord and Tenant hereby agree to advise the other promptly
as to the  language  of the  clauses  included  in  their  respective  insurance
policies  pursuant to subparagraphs (a) and (b) above and if such clauses cannot
be  obtained to furnish the other with a  certificate  or copy of such  policies
showing the name of the other as one of the assureds. Landlord and Tenant hereby
agree to notify the other promptly of any cancellation or change of the terms of
any such policy  which would affect such  clauses or naming.  All such  policies
shall,  to the extent  obtained,  contain  agreements  by the insurers that such
policies  shall not be canceled  without at least ten (10) day's  notice to both
Landlord and Tenant.  All such  policies  which name both Landlord and Tenant as
assureds shall, to the extent obtainable,  contain agreements by the insurers to
the effect that no act or omission of any named  assureds  will  invalidate  the
policy as to the named assureds.

                  ARTICLE 8 - DESTRUCTION; FIRE OR OTHER CAUSE
                  --------------------------------------------

          8.01 If the Building shall be partially damaged or destroyed or if the
Demised  Premises  shall be partially  or totally  damaged or destroyed by fire,
casualty or other cause,  then,  whether or not the damage or destruction  shall
have resulted from the fault or neglect of Tenant,  or its servants,  employees,
agents, visitors or licensees (and if this Lease shall not have been canceled as
in this Article  hereinafter  provided),  Landlord  will repair the damage,  and
restore,  replace,  and rebuild  the  Building  and the Demised  Premises at its
expenses,  with  reasonable  dispatch and  continuity  after notice to it of the
damage or destruction; provided, however, that Landlord shall not be required to
repair or replace any installation  made by Tenant not required  hereunder to be
covered by  Landlord's  insurance.  If the Demised  Premises  shall be partially
damaged or partially  destroyed,  the rent and additional rent payable hereunder
shall be abated to the extent that the Demised Premises shall have been rendered
untenantable  or unfit for  Tenant's use and Tenant does not occupy such damaged
or  destroyed  part of the  premises  on other than an  emergency  basis for the
period from the date of such damage or  destruction  to the date that the damage
shall be repaired or restored.  If the Demised  Premises or a major part thereof
shall  be  totally,   or   substantially   totally,   damaged  or  destroyed  or
substantially  completely,  untenantable  on account of fire,  casualty or other
cause, the rent and additional rent shall completely abate as of the date of the
damage or  destruction  and until Landlord  shall repair,  restore,  replace and
rebuild the Demised Premises;  provided,  however, that should Tenant reoccupy a
portion of the Demised  Premises for the purpose of conducting  business  during
the period the  restoration  work is taking place and prior to the date that the
same  is  made  completely  tenantable,   rent  and  additional  rent  shall  be
apportioned  and  payable  by Tenant in  proportion  to the part of the  Demised
Premises occupied by it.

          8.02 If the Building shall be so damaged that Landlord shall decide to
demolish  or not to rebuild it, then in either of such  events,  Landlord  shall
within sixty (60)days after such fire or other casualty, give Tenant a notice in
writing of such  decision,  and thereupon the term of this Lease shall expire by
lapse of time upon the  thirtieth  day after  such  notice is given,  and Tenant
shall vacate the Demised Premises and surrender the same to Landlord.

          8.03 In the  event  of the  termination  of  this  Lease  pursuant  to
provisions of this Article,  this Lease shall expire as fully and  completely on
the date fixed in such notice of termination as if that were the date definitely
fixed for the expiration of this Lease,  but the rent and additional  rent shall
be apportioned  and shall be paid up to and including the date of such damage or
destruction,  and any period  rent or prepaid  additional  rent be  refunded  to
Tenant.

          8.04 No  damages,  compensation  or claim shall be payable by Landlord
for  inconvenience,  loss of business or  annoyance  arising  from any repair or
restoration of any portion of the Demised Premises or of the Building.  Landlord
shall use its best efforts to effect such repair or restoration  promptly and in
such manner as not unreasonably to interfere with Tenant's occupancy.

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                8

                           ARTICLE 9 - EMINENT DOMAIN
                           --------------------------

          9.01 In the event  that the  whole of the  Demised  Premises  shall be
lawfully  condemned or taken in any manner for any public or quasi-public use or
purpose, this Lease and the term and estate hereby granted shall forthwith cease
and terminate as of the date of vesting of title (hereinafter referred to as the
"date of taking"), and Tenant shall have no claim against Landlord for the value
of any unexpired term of this Lease,  and the rent and additional  rent shall be
apportioned as of such date.

          9.02 In the event that any part of the  Demised  Premises  shall be so
condemned  or taken,  then this  Lease  shall be and remain  unaffected  by such
condemnation  or taking,  except that the rent and additional  rent allocable to
the  part so taken  shall be  apportioned  as of the date of  taking,  provided,
however,  that Tenant may elect to cancel this Lease in the event the  remaining
area shall not be  sufficient  in the  reasonable  judgment  of tenant to enable
Tenant to  continue  the  operation  of its  business  therein,  or if more than
twenty-five  (25%)  percent of the Demised  Premises  should be so  condemned or
taken, provided such notice of election is given by Tenant to Landlord not later
than  thirty  (30) days after the date when title  shall vest in the  condemning
authority.  Upon the giving of such  notice,  this Lease shall  terminate on the
thirtieth day following the day of such notice and the rent and additional  rent
shall be apportioned as of such  termination  date. Upon such partial taking and
this Lease continuing in force as to any part of the Demised Premises,  the rent
and additional  rent shall be diminished by an amount  representing  the part of
said rent and additional rent properly  applicable to the portion or portions of
the Demised  Premises which may be so condemned or taken.  If as a result of the
partial taking (and this Lease continuing in force as to the part of the Demised
Premises  not so taken),  any part of the Demised  Premises not taken is damaged
Landlord  agrees with  reasonable  promptness to commence the work  necessary to
restore the damaged portion to the condition  existing  immediately prior to the
taking, and prosecute the same with reasonable  diligence to its completion.  In
the  event  Landlord  disputes  the   reasonableness  of  Tenant's  judgment  in
determining  whether  the  remaining  area is  sufficient  to  enable  Tenant to
continue  the  operation of its  business  therein or in the event  Landlord and
Tenant  are  unable to agree as to the  amount by which the rent and  additional
rent shall be  diminished,  the matter shall be  determined  by  arbitration  in
accordance with the provisions of Article 31 of this Lease.

          9.03  Nothing   hereinabove   provided  shall  preclude   Tenant  from
appearing,  claiming,  proving and  receiving  in the  condemnation  proceeding,
Tenant's  moving  expenses,   the  value  of  Tenant's  fixtures,   or  Tenant's
alteration,  installations,  and  improvements  which do not become  part of the
Building, or property of Landlord.

          9.04 In the event that only a part of the Demised Premises shall be so
taken and Tenant shall not have elected to cancel this Lease as above  provided,
the  entire  award  for a  partial  taking  shall be paid to  Landlord  and,  at
Landlord's own expense, shall to the extent of the net proceeds (after deducting
reasonable  expenses  including  attorneys' and  appraisers'  fees) of the award
restore the unaffected part of the Building to substantially  the same condition
and  tenantability  as existed  prior to the taking,  including  all of Tenant's
alterations  which  shall have become  part of the  Building or the  property of
Landlord. Until said unaffected portion is restored, Tenant shall be entitled to
a  proportionate  abatement of rent for that  portion of the  premises  which is
being  restored and is not usable until the  completion  of the  restoration  or
until the said  portion  of the  premises  is used by Tenant,  whichever  occurs
sooner.  Said unaffected  portion shall be restored within a reasonable time but
not more than six (6) months after the taking, provided, however, if Landlord is
delayed by strike,  lockout,  the elements,  or other causes  beyond  Landlord's
control,  the time for completion  shall be extended for a period  equivalent to
the delay.  Should Landlord fail to complete the restoration within the said six
(6) months or the time as  extended,  tenant may elect to cancel  this Lease and
the term hereby  granted in the manner and with the same results as set forth in
the next two sentences of this Section 9.04. If such partial  taking shall occur
in the last two years of the term hereby granted, either party,  irrespective of
the area of the space  remaining,  may elect to cancel  this  Lease and the term
hereby  granted,  provided such party shall,  within thirty (30) days after such
taking, give notice to that effect, and upon the giving of such notice, the rent
shall be  apportioned  and paid to the date of expiration of the term  specified
and this Lease and the term hereby  granted  shall cease,  expire and come to an
end upon the expiration of said thirty days specified in said notice.  If either
party  shall so elect to end this Lease and the term  hereby  granted,  Landlord
need not  restore  any part of the  Demised  Premises  and the entire  award for
partial  condemnation shall be

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                9

paid to Landlord, and Tenant shall have no claim to any part thereof,  except as
to the items set forth in Section 9.03 where same are applicable.

                         ARTICLE 10 - ASSIGNMENT, ETC.
                         -----------------------------

          10.01 Tenant,  and its successors and assigns,  will not sell, assign,
mortgage  or  transfer  this Lease or  sublease  all or any part of the  Demised
Premises without  Landlord's  prior written consent,  which consent shall not be
deemed to be  unreasonably  withheld if Landlord  withholds such consent for any
one or more of the following reasons:

               (1) The  reputation or financial  responsibility  of the proposed
assignee or subtenant is not reasonably satisfactory to the Landlord;

               (2) The  nature or  character  of the  business  of the  proposed
assignee or subtenant is not  consistent  with that of the other  tenants in the
Building;

               (3) The intended use by the proposed assignee or subtenant is the
same as or similar to any business as to which Landlord has granted to any other
tenant or occupant of the Building the exclusive  right to conduct such business
in the Building (provided such exclusive right is then in effect).

          Any request by Tenant for Landlord's consent to a proposed  assignment
of this Lease or a  subletting  of all or any  portion of the  Demised  Premises
shall be in writing and shall set forth the proposed  assignee's or  subtenant's
name,  address,  nature  or  character  of  business,  and a  current  financial
statement   or  other   satisfactory   evidence  of   financial   responsibility
commensurate  with  the  responsibilities  to be  undertaken  by  such  proposed
assignee or subtenant,  and the terms and conditions of the proposed  assignment
or  subletting.  Landlord will grant or refuse  consent  within thirty (30) days
after  receipt of such request.  If the Tenant  desires to sublet or assign this
Lease,  the  Landlord  shall have the sole option and right to cancel this Lease
after  negotiating  directly  with the  assignee  or  sublessee.  In such case a
written  lease is actually  entered into between  Landlord and such  assignee or
sub-tenant, for the Demised Premises, than this Lease shall be at an end without
further  liability  between the parties  hereto.  Tenant will vacate premises at
least one month in advance of the proposed  subletting  or  assignment.  Nothing
contained  herein shall be deemed an  obligation  on the part of the Landlord to
negotiate or enter into such new lease.

          10.02 Each  assignee  shall  assume and be deemed to have assumed this
Lease and shall be and remain  jointly and severally  liable with Tenant for the
payment of rent and  additional  rent and for the due  performance of all terms,
covenants,  conditions  and agreements  herein  contained on Tenant's part to be
performed.

          10.03 No assignment shall be binding upon Landlord unless the assignee
or Tenant  shall  deliver to landlord an  instrument  in  recordable  form which
contains a covenant of assumption by the assignee, but the failure or refusal of
the  assignee to execute  such  instrument  of  assumption  shall not release or
discharge the assignee for its liability as set forth herein.

          10.04 Any  consent  to any sale,  assignment,  mortgage,  transfer  or
subletting  which may be given by  Landlord,  shall not  constitute  a waiver by
Landlord of the  provisions  of this Article 10, or a release of Tenant from the
full performance by it of the covenants on the part of Tenant herein contained.

          10.05 Any  violation of any provision of this Lease by any assignee or
sublessee shall be deemed a violation of such provision by Tenant.

          10.06 If the Lease be  assigned,  whether or not in  violation  of the
provisions of this Lease,  Landlord may and is hereby  empowered to collect rent
from the  assignee.  If the  Demised  Premises  shall be sublet or  occupied  by
anybody other than Tenant,  then in the event of Tenant's default,  Landlord may
and is hereby  empowered,  at any time from and  after  the date,  to  institute
summary dispossess  proceedings to recover possess,  ion under the provisions of
this Lease,  to collect rent from the  subtenants or other  occupants so long as
such  default or any other  default  shall  continue.  In either of such events,
Landlord shall apply the net amount received by it, to the rent, Additional Rent
and other payments herein reserved or provided for, and no such collection shall
be deemed a release of Tenant  from the  further  performance  of the  covenants
herein contained on the part of the Tenant.

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                10

          10.07  Landlord's  consent to any  assignment  of this Lease or to the
Subletting  of the  Demised  Premises,  or the  assignment  of this Lease or the
subletting of the Demised Premises in any case where  landlord's  consent is not
required,  or any action taken by Landlord under Section 10.06 above,  shall not
release Tenant from its liability for the  performance  of this Lease.  Landlord
shall  notify  Tenant of any default by any assignee in the  performance  of the
terms of this Lease,  and give Tenant the same  opportunity to cure said default
as Tenant in possession shall be entitled to receive under this lease.

          10.08 If Tenant should sublet all or a portion of the Demised Premises
for a rental  in  excess  of the sum of  annual  rental  stipulated  herein  and
Additional Rent arising  hereunder,  then Tenant shall pay such excess amount to
Owner Bs Additional Rent. In computing such excess amount,  appropriate pro-rata
adjustments  shall be made with respect to a subletting  of less than all of the
Demised Premises..

                    ARTICLE 11 - ACCESS TO DEMISED PREMISES
                    ---------------------------------------

          11.01  Tenant  shall  permit  Landlord  reasonably  to erect,  use and
maintain  pipes,  ducts and  conduits  in and  through  the  Demised  Premises ,
provided  the same are  installed  adjacent  to or  concealed  behind  walls and
ceilings of the Demised  Premises and are  installed at such methods and at such
locations as will not materially interfere with or impair Tenant's layout or use
of the Demised Premises,  Landlord shall exercise reasonable  diligence so as to
minimize the disturbance.

          11.02 Landlord may,  during the six (6) months prior to the expiration
of the term of this Lease,  exhibit the Demised Premises to prospective tenants,
but no notice of "To Let" or "For  Sale" or the like shall be placed in or about
the Demised Premises at any time.

          11.03  Tenant  reserves  the right to  require  that  Landlord  or any
representative,  agent  or  employee  of  Landlord  shall be  accompanied  while
examining the Demised Premises by a representative,  agent or employee of Tenant
and Tenant  agrees  promptly to furnish such agent,  representative  or employee
upon request.

          11.04 If Tenant shall not be personally  present to open and permit an
entry into the Demised Premises at any time when for any reason an entry therein
shall be urgently  necessary by reason of fire or other  emergency,  Landlord or
Landlord's agents may forcibly enter the same without rendering Landlord or such
agents liable  therefor and without in any manner  affecting the obligations and
covenants of this Lease.

                     ARTICLE 12 - CERTIFICATE OF OCCUPANCY
                     -------------------------------------

          12.01  Tenant will not at any time use or occupy the Demised  Premises
in violation of the certificate of occupancy  issued for the Building.  Landlord
represents and warrants that the  certificate of occupancy for the Building will
permit the use of the Demised Premises for the purposes specified in this Lease.
Landlord will make no changes in the Building  which would result in a change in
the certificate of occupancy  thereby  preventing  Tenant from using the Demised
Premises for the purposes specified in this Lease.

                            ARTICLE 13 - BANKRUPTCY
                            -----------------------

          13.01 Subject to the provisions of Section 13.03, if at any time prior
to the date  herein  fixed as the  commencement  of the term of this Lease there
shall be filed by or against Tenant in any court pursuant to any statute, either
of the United States or of any State,  a petition in bankruptcy or insolvency or
for  reorganization or for the appointment of a receiver or trustee of a portion
of  Tenant's  property,  or if Tenant  makes an  assignment  for the  benefit of
creditors, or petitions for or enters into an arrangement which creditors,  this
Lease shall ipso facto be canceled and terminated, in which event neither Tenant
nor any person  claiming  through or under Tenant by virtue of any statute or of
an order of any court shall be entitled to  possession  of the Demised  Premises
and  Landlord,  in addition to the other  rights and  remedies  given by Section
1.3.04 hereof and by virtue of any other  provision  herein or elsewhere in this
Lease  contained  or by  virtue of any  statute  or rule of law,  may  retain as
liquidated  damages any rent,  security,  deposit or monies  received by it from
Tenant or others on behalf of Tenant upon the execution hereof.

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                11

          13.02 Subject to the provisions of Section 13.03, if at the date fixed
as the commencement of the term of this Lease, or if at any time during the term
hereby demised,  there shall be filed by or against Tenant in any court pursuant
to any  statute  either  of the  United  States or of any  State a  petition  in
bankruptcy of  insolvency  or for  reorganization  or for the  appointment  of a
receiver or trustee of all or a portion of Tenant's property, or if Tenant makes
an assignment for the benefits of creditors,  or petitions for or enters into an
arrangement with creditors, Landlord may at Landlord's option, serve upon Tenant
or any such trustee,  receiver,  or assignee,  a notice in writing  stating that
this  Lease and the term  hereby  granted  shall  cease  and  expire on the date
specified in said notice,  which date shall be not less than. ten days after the
serving of said notice,  and this Lease and the term hereof shall then expire on
the date so specified as if that date had originally been fixed in this Lease as
the expiration  date of the term herein granted.  Thereupon,  neither Tenant nor
any person  claiming  through or under  Tenant by virtue of any statute or of an
order of any court shall be entitled to possession or to remain in possession of
the  Demised  Premises,  but shall  forthwith  quit and  surrender  the  Demises
Premises,  and Landlord,  in addition to the other rights and remedies  Landlord
has by virtue of any other provision herein or elsewhere in this Lease contained
or by virtue of any statute or rule of law, may retain as liquidated damages any
rent, security, deposit or monies received by it from Tenant or others on behalf
of Tenant.

          13.03 In the  event,  that at any times  mentioned  in either  Section
13.01 or  13.02,  there  shall  be  instituted  against  Tenant  an  involuntary
proceeding  for  bankruptcy,  insolvency,  reorganization  or any  other  relief
described in Section 13.01 or 13.02, Tenant shall have ninety (90) days in which
to vacate or stay the same before this Lease shall  terminate or before Landlord
shall have any right to terminate  this Lease,  provided the rent and additional
rent  then in  arrears,  if any,  are paid  within  fifteen  (15)days  after the
institution  of  such  proceeding,  and  further  provided  that  the  rent  and
additional rent which shall thereafter become due and payable are paid when due,
and Tenant shall not otherwise be in default in the performance of the terms and
covenants of this Lease.

          13.04 In the  event  of the  termination  of this  Lease  pursuant  to
Section 13.01, 13.02, or 13.03 hereof, Landlord shall forthwith, notwithstanding
any other provisions of this Lease to the contrary,  be entitled to recover from
Tenant as and for liquidated  damages an amount equal to the difference  between
the rent reserved  hereunder  for the unexpired  portion of the term demised and
the then fair and reasonable  rental value of the Demised  Premises for the same
period,  if lower than the rent  reserved  at the time of  termination.  If such
premises or any part  thereof be re-let by Landlord  for the  unexpired  term of
said Lease, or any part thereof, before presentation of proof of such liquidated
damages to any court,  commission or tribunal,  the amount of rent reserved upon
re-letting,  shall be prima facie the fair and  reasonable  rental value for the
part or the whole of the premises so re-let  during the term of the  re-letting.
Nothing herein contained shall limit or prejudice the right of Landlord to prove
for and obtain as liquidated  damages by reason of such  termination,  an amount
equal to the maximum allowed by any statute or rule of law in effect at the time
when,  and  governing  the  proceedings  in which such damages are to be proven,
whether or not such amount be greater, equal to, or less than the amount of the.
difference referred to above.

                              ARTICLE 14 - DEFAULT
                              --------------------

          14.01 Except for  non-payment of rent, if Tenant  defaults  fulfilling
any of the covenants of this Lease, or if the Demised  Premises become vacant or
deserted,  then,  in any one or more of such  events,  upon  Landlord  serving a
written 10 days'  notice upon Tenant  specifying  the nature of said default and
upon the  expiration of said 10 days, if Tenant shall have failed to comply with
or remedy such  default,  then at the option of Landlord,  the Lease shall be at
end and Tenant shall quit and surrender  premises but Tenant shall remain liable
as provided for herein.

          14.02 If  the-notices  provided for in Section 14.01 hereof shall have
been given,  and the term shall  expire as  aforesaid,  or if Tenant  shall make
default in the  payment of the rent  reserved  herein or any item of  additional
rent  herein  provided  or any part of either or in  malting  any other  payment
herein  provided for, or if any execution or attachment  shall be issued against
Tenant or any of  Tenant's  property  whereupon  the Demised  Premises  shall be
occupied by someone other than Tenant,  then in any of such events Landlord may,
without notice, re-enter the Demised Premises either by force or otherwise,  and
dispossess Tenant, the legal  representatives of Tenant or other occupant of the
Demised Premises,  by summary  proceedings or otherwise and

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                12

remove  their  effects and hold the premises as if this Lease had not been made,
and Tenant  hereby  waives the service of notice of  intention to re-enter or to
institute legal proceedings to that end.

          14.03 Notwithstanding any expiration or termination prior to the Lease
expiration date as set forth in this Article 14, Tenant's  obligation to pay any
and all rent and  additional  rent under this Lease shall  continue to and cover
all periods up to the date provided in this Lease for the expiration of the term
hereof.

          14.04 Notwithstanding the provisions of Section 14.01 hereof,  Tenant,
at its own cost and 'expense, in its name and/or (wherever necessary) Landlord's
name, may contest, in any manner permitted by law (including appeals to a court,
or governmental  department or authority having jurisdiction in the matter), the
validity or the  enforcement of any  governmental  act,  regulation or directive
with which  Tenant is required to comply  pursuant to this Lease,  and may defer
compliance therewith provided that:

               (a) Such  non-compliance  shall not subject  Landlord to criminal
prosecution or subject the land and/or Building to lien or sale;

               (b) Such non-compliance shall not be in violation of any mortgage
thereon;

               (c) Tenant  shall first  deliver to Landlord a surety bond issued
by a surety company of recognized responsibility, or other security satisfactory
to Landlord,  indemnifying  and protecting  Landlord  against any loss injury by
reason of such non-compliance; and

               (d) Tenant shall promptly and diligently prosecute such contest.

     Landlord,  without  expense or liability to it, shall cooperate with Tenant
and execute any documents or pleadings required for such purpose,  provided that
Landlord  shall  reasonably  be  satisfied  that the facts set forth in any such
documents or pleadings are accurate.

            ARTICLE 15 - REMEDIES OF LANDLORD; WAIVER OF REDEMPTION
            -------------------------------------------------------

          15.01 In case of any such re-entry,  expiration  and/or  dispossess by
summary  proceedings of otherwise,  as set forth sin Article 14 hereof,  (a) the
rent shall  become due  thereupon  and be paid up to the time of such  re-entry,
dispossess and/or expiration,  together with such expenses as Landlord may incur
for legal expenses,  reasonable attorneys,  fees, brokerage,  and/or putting the
Demised  Premises in good order,  or for preparing the same for  re-rental;  (b)
Landlord  may re-let the  premises or any part or parts  thereof,  either in the
name of  Landlord or  otherwise,  for a term or terms,  which may at  Landlord's
option be less than or exceed the period which would otherwise have  constituted
the  balance of the term of this Lease and may grant  concessions  or free rent;
and/or (c) Tenant shall also pay Landlord as liquidated  damages for the failure
of Tenant to observe and perform said Tenant's  covenants herein contained,  any
deficiency between the rent hereby reserved and/or covenanted to be paid and the
net amount,  if any, of the rents collected on account of the lease or leases of
the Demised  Premises  for each month of the period which would  otherwise  have
constituted  the  balance of the term of this  Lease.  The failure or refusal of
Landlord to re-let the premises or any part of parts  thereof  shall not release
or affect Tenant's  liability for damages.  In computing such liquidated damages
there shall be added to the said  deficiency such expenses as Landlord may incur
in connection with  re-letting,  such as legal expenses,  reasonable  attorneys,
fees,  brokerage  and for  keeping  the  Demised  Premises  in good order or for
preparing the same for re-letting.  Any such liquidated damages shall be paid in
monthly  installments by Tenant on the rent days specified in this Lease and any
suit  brought to collect  the amount of the  deficiency  for any month shall not
prejudice  in any way the rights of Landlord to collect the  deficiency  for any
subsequent month by a similar proceeding. Landlord at Landlord's option may make
such  alterations,  repairs,  replacements  and/or  decorations  in the  Demises
Premises as Landlord,  in  Landlord's  sole  judgment,  considers  advisable and
necessary for the purpose of re-letting the Demised Premises;  and the making of
such alterations and/or decorations shall not operate or be construed to release
Tenant from liability hereunder as aforesaid.  Landlord agrees,  however, to use
reasonable  efforts to re-let the  Demised  Premises  and agree that in no event
will it unreasonably  refuse to re-let to any person. In no event shall Landlord
be expected to make any effort to relet the Demised  Premises if there is in the
Building comparable space which is vacant or will be vacant within one year from
the

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                13

date of  repossession  of the Demised  Premises.  Landlord  shall in no event be
liable in any way  whatsoever  for failure to re-let the Demised  Premises or in
the event that the Demised  Premises  are re-let for failure to collect the rent
thereof under such reletting.  In the event of a breach or threatened  breach by
Tenant of any of the covenants or  provisions  hereof,  Landlord  shall have the
right of  injunction  and the right to invoke  any  remedy  allowed at law or in
equity as a result of re-entry,  summary proceedings and other remedies were not
herein provided for. Mention in this Lease of any particular  remedy,  shall not
preclude Landlord from any other remedy, in law or in equity.

          15.02 Tenant hereby  expressly waives any and all rights of redemption
granted  by or under any  present  or future  laws in the event of Tenant  being
evicted or  dispossessed  for any cause,  or in the event of Landlord  obtaining
possession of Demised  Premises,  by reason of the violation by Tenant of any of
the covenants and conditions of this Lease or otherwise.

                         ARTICLE 16 - FEES AND EXPENSES
                         ------------------------------

          16.01 If Tenant shall default in the  observance or performance of any
term or covenant on Tenant's part to be observed or performed under or by virtue
of any of the terms or  provisions  in any Article of this Lease,  Landlord  may
remedy such default for the account of Tenant, immediately and without notice in
case of emergency,  or in any other case only provided that Tenant shall fail to
remedy such default  with all  reasonable  dispatch  after  Landlord  shall have
notified  Tenant in writing of such default and the applicable  grace period for
curing such default shall have expired,  and if Landlord makes any  expenditures
or incurs any  obligations  for the  payment of money in  connection  therewith,
including,  but not limited to, attorneys,  fees in instituting,  prosecuting or
defending any action or proceeding, such sums paid or obligations incurred, with
interest,  shall be deemed to be additional  rent hereunder and shall be paid by
Tenant to Landlord within five days of rendition of a bill to tenant thereof.

                  ARTICLE 17 - NO REPRESENTATIONS BY LANDLORD
                  -------------------------------------------

          17.01  Landlord or Landlord's  agent have made no  representations  or
promises with respect to the said Building or Demised  Premises except as herein
expressly set forth.

                            ARTICLE 18 - END OF TERM
                            ------------------------

          18.01 Upon the  expiration  or other  termination  of the term of this
Lease,  Tenant shall quit and surrender to Landlord the Demised Premises,  broom
clean,  in good order and condition,  ordinary wear and tear and damage by fire,
the  elements or other  casualty  excepted,  and Tenant  shall remove all of its
property as herein  provided.  Tenant's  obligation  to observe or perform  this
covenant shall survive the  expiration or other  termination of the term of this
Lease.

                          ARTICLE 19 - QUIET ENJOYMENT
                          ----------------------------

          19.01  Landlord  covenants  and agrees  with  Tenant  that upon Tenant
paying the rent and additional  rent and observing and performing all the terms,
covenants and conditions, on Tenant's part to be observed and performed,  Tenant
may  peaceably  and  quietly  enjoy  the  premises  hereby   demised,   subject,
nevertheless,  to the  terms and  conditions  of this  Lease  and to the  ground
leases,  underlying leases and mortgages  hereinbefore  mentioned,  provided the
non-disturbance  agreements  hereinabove provided for are executed and delivered
to Tenant.

                            ARTICLE 20 - DEFINITIONS
                            ------------------------

          20.01 The term  "Landlord" as used in this Lease means only the owner,
or the mortgagee in possession,  for the time being of the land and Building (or
the owner of a lease of the  Building or of the land and  Building),  so that in
the event of any transfer of title to said land and  Building or said lease,  or
in the  event of a lease of the  Building,  or of the  land and  Building,  upon
notification  to Tenant of such transfer or lease the said  transferor  Landlord
shall be and  hereby  is  entirely  freed  and  relieved  of all  covenants  and
obligations of Landlord hereunder  thereafter  accruing,  and it shall be deemed
and  construed as a covenant:  running with the land without  further  agreement
between the parties or their  successors in interest or said lease,  or the said
lessee of the Building,  or of the land and Building that the  transferee or the
lessee has assumed and agreed to carry out any and all covenants and obligations
of Landlord hereunder.

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                14

          20.02 The words  "re-enter",  and "re-entry" as used in this Lease are
not restricted to their technical legal meaning.

          20.03 The term  "business  days,,  as used in this Lease shall exclude
Saturdays,  Sundays and all days  observed by the State of New Jersey or Federal
Government as legal holidays, except such Saturdays,  Sundays and legal holidays
when New Jersey banks or the New York Stock Exchange are open for business.

                               ARTICLE 21 - FOOD
                               -----------------

          21.01  Tenant  shall not cook,  prepare or serve  food in the  Demised
Premises.

                       ARTICLE 22 --RULES AND REGULATIONS
                       ----------------------------------

          22.01 Tenant and Tenant's servants, employees and agents shall observe
faithfully  and  comply  strictly  with the Rules and  Regulations  set forth in
Exhibit B attached hereto and made part hereof entitled "Rules and Regulations,,
and such other and further  reasonable  Rules and  Regulations  as Landlord  or.
Landlord, s agents may from time to time adopt provided,  however,  that in case
of any conflict or inconsistency between the provisions of this Lease and of any
of the  Rules  and  Regulations  as  originally  or as  hereafter  adopted,  the
provisions  of this  Lease  shall  control.  Reasonable  written  notice  of any
additional Rules and Regulations shall be given to Tenant.  The right to dispute
the reasonableness of any additional Rule or Regulation upon Tenant's part shall
be deemed  waived  unless the same shall be  asserted  by service of a notice in
writing  upon  Landlord  within 30 days  after  written  notice to Tenant of the
adoption.  of any such  additional  Rule or  Regulation.  Nothing  in this Lease
contained  shall be construed to impose upon  Landlord any duty or obligation to
enforce the Rules and  Regulations or the terms,  covenants or conditions in any
other Lease, against any other tenant of the Building, and Landlord shall not be
liable to Tenant for  violation of the same by any other  tenant,  its servants,
employees,  agents, visitors or licensees.  However, if Tenant notifies Landlord
that another tenant in the Building is violating the Rules and Regulations,  and
that such violation materially interferes with Tenant's use and enjoyment of the
Demised  Premises,  and  requests  Landlord  to  require  such  other  tenant to
discontinue such violations if necessary to commence legal proceedings to compel
the same,  Landlord  agrees to take such action and if necessary  commence  such
legal  proceedings  against such other  tenant,  provided  that Tenant agrees in
writing  at the time of making  such  request  to  indemnify  and save  harmless
Landlord  from any costs,  legal fees and  disbursements  and for any claims for
damages if Landlord shall be unsuccessful in such legal proceedings.

          Landlord shall not unreasonably withhold from Tenant approval provided
for in the Rules and Regulations and shall exercise its judgment in good faith.

                             ARTICLE 23 - NO WAIVER
                             ----------------------

          23.01 No  agreement to accept a surrender of this Lease shall be valid
unless in writing  signed by Landlord.  No employee of Landlord or of Landlord's
agents  shall  have any power to accept the keys of said  premises  prior to the
termination  of this Lease.  The delivery of keys to any employee of Landlord or
Landlord's agent shall not operate as a termination of this Lease or a surrender
of the  Demised  Premises.  In the event of Tenant at any time  desiring to have
Landlord sublet the premises for Tenant's account, Landlord or Landlord's agents
are authorized to receive said keys for such purpose  without  releasing  Tenant
from any of the  obligations  under this Lease.  The failure of Landlord to seek
redress  for  violation  of, or to insist  upon the strict  performance  of, any
covenant or condition  of this Lease,  or any of the Rules and  Regulations  set
forth herein, or hereafter  adopted by Landlord,  shall not prevent a subsequent
act, which would have  originally  constituted a violation,  from having all the
force and effect of an original violation.  The receipt by Landlord of rent with
knowledge  of the breach of any  covenant  of this  Lease  shall not be deemed a
waiver of such  breach.  The failure of Landlord to enforce any of the Rules and
Regulations set forth herein,  or hereafter  adopted,  against Tenant and/or any
other  tenant in tile  Building  shall not be deemed a waiver of such  Rules and
Regulations.  No  provision of this Lease shall be deemed to have been waived by
Landlord,  unless such waiver be in writing  signed by Landlord.  No payments of
Tenant or receipt by  Landlord of a lesser  amount than the monthly  rent herein
stipulated  shall  be  deemed  to be  other  than  on  account  of the  earliest
stipulated  rent,  nor shall any  endorsement  or  statement on any check or any
letter  accompany  any  check  or  payment  as  rent be  deemed  an  accord  and

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                15

satisfaction, and Landlord may accept such check or payment without prejudice to
Landlord's  right to recover the  balance of such or pursue any other  remedy in
this Lease provided.

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

                      ARTICLE 24 - WAIVER OF TRIAL BY JURY
                      ------------------------------------

          24.01  Landlord  and Tenant do hereby  waive  trial by jury in action,
proceeding or  counterclaim  brought by either of the parties hereto against the
other on any matter whatsoever  arising out of or in any way connected with this
Lease. It is further  mutually  agreed that in the event Landlord  commences any
summary  proceeding for non-payment of rent,  Tenant will not interpose and does
hereby waive the right to interpose any defense (other than payment of rent).

                       ARTICLE 25 - INABILITY TO PERFORM
                       ---------------------------------

          25.01 If, by reason of (1) strike, (2) labor troubles,  (3) government
preemption  in  connection  with a national  emergency,  (4) any rule,  order or
regulation of any governmental  agency, (5) conditions of supply or demand which
are affected by war or other nations, state or municipal emergency, or (6) other
cause  beyond  Landlord's  control,  Landlord  shall be  unable to  fulfill  its
obligations  under  this Lease or shall be unable to supply  any  service  which
Landlord is obligated to supply,  this Lease and Tenant's obligation to pay rent
hereunder shall in no wise be affected,  impaired or excused,  provided however,
that as soon as Landlord  shall learn of the  happening of any of the  foregoing
conditions,  Landlord  shall  promptly  notify  Tenant  of such  event  and,  if
ascertainable,  its estimated duration, and will proceed promptly and diligently
with the fulfillment of its obligations as soon as reasonably possible.

                              ARTICLE 26 - NOTICES
                              --------------------

          26.01 Any notice or demand, consent,  approval or disapproval required
to be  given  by the  terms  and  provisions  of  this  Lease,  or by any law or
governmental regulation,  either by Landlord to Tenant or by Tenant to Landlord,
shall be in writing.  Unless  otherwise  required by such law or regulation such
notice or demand  shall be given,  and shall be deemed to have been  served  and
given by Landlord and received by Tenant,  when  Landlord  shall have  deposited
such notice or demand by registered mail enclosed in a securely closed post-paid
wrapper, in a United States government general or branch post office,  addressed
to Tenant,  at the address set forth after Tenant's name and Landlord's  name on
Page 1 of this  Lease.  Either  party may, by notice as  aforesaid,  designate a
different  address  or  addressee  for  notices,  demands,  consents,  approvals
disapprovals.

                   ARTICLE 27 - SERVICES PROVIDED BY LANDLORD
                   ------------------------------------------

          The  provisions  of this Article 27 are separate and distinct from the
provisions of Article 30 hereof and are not intended to be elated to or affected
by such provisions in any manner whatsoever.

          27.01 Landlord shall provide necessary elevator facilities on business
days from 8:00 AM to 6:00 PM and on Saturdays from 8: 00 AM to 12:00 PM

          27.02  Landlord  shall cause the space in the  Demised  Premises to be
kept  clean in  accordance  with the  standards  set forth in Exhibit C attached
hereto  and made a part  hereof  entitled  "Cleaning  Schedule."  Landlord  will
furnish  cleaning  services  for  the  public  areas  in the  said  building  as
hereinafter set forth.

          27.03  (a)  Landlord  will  furnish  all   electrical   including  air
conditioning  and  heat and  will  use all  reasonable  care to keep the same in
proper and efficient  operating condition during the hours of 8:00 AM to 6:00 PM
on business days and 8:00 AM to 1:00 PM on Saturdays,

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                16

               (b) Tenant  agrees to cooperate  fully with Landlord and to abide
by all the regulations and requirements which Landlord may reasonably  prescribe
for the proper functioning and protection of said air conditioning system.

               (c) In the event that repairs or  alterations  to the  electrical
system of the Building or the Demised  Premises are necessary,  is determined by
the Landlord in its sole  discretion,  the said Tenant  agrees that in such case
the Landlord shall have access to the Demised remises for such purpose. Overtime
use of electric shall be billed monthly to Tenant as Additional Rent at the rate
of $25.00 per hour for each 1,000 gross square feet occupied by the Tenant.

          27.04 Subject to the  provisions of Section 25.01,  Landlord  reserves
the  right to stop  service  on the air  conditioning,  elevator,  plumbing  and
electric systems when necessary by reason of accident or emergency,  or repairs,
alterations,  replacements,  or  improvements,  provided  that except in case of
emergency, Landlord will notify Tenant in writing.

          27.05

          27.06  Subject  at all times to the  consent of the  Landlord,  in the
event Tenant  shall employ any  contractor  to do in the Demised  Premises  work
permitted by Section 23.01 or any other provision of this Lease, such contractor
and any  subcontractor  shall agree to employ only such labor as will not result
in jurisdictional  disputes or strikes.  Landlord agrees that such contractor or
subcontractor shall have reasonable use of the Building facilities.  Tenant will
inform Landlord in writing of the names of any  contractor.  Any such contractor
or  subcontractor  shall  furnish  Landlord with  Certificates  of Liability and
Workmen's Compensation Insurance,  in a form satisfactory to Landlord,  prior to
commencing any work in the Demised Premises or Building.

          27.07  Landlord  will not be required  to furnish any other  services,
including  but not  limited  to  window  or other  cleaning  services  except as
otherwise  provided in this Article 27, and the cleaning  specifications  as set
forth in Exhibit C hereof.

          27.08 Landlord shall manage and maintain the Building as a first class
office  building.  Tenant and its  employees  shall  occupy and use the  Demised
Premises in a manner befitting such building.

                            ARTICLE 28 - ESCALATIONS
                            ------------------------

          28.01 Escalations shall occur as hereinafter set forth.

               (a) The term  "real  estate  taxes,,  shall  mean all  taxes  and
assessments  levied,  assessed  or  imposed  at any  time  by  any  governmental
authority upon or against the land and/or Building of which -he Demised Premises
form a part, and also any tax or assessment  levied,  assessed or imposed at any
time by any government  authority in connection  with the ownership,  receipt of
income of rents from said land and/or  building to the extent that same shall be
in lieu of all or a portion of any of the aforesaid taxes or assessments upon or
against said land and/or  Building  computed as if Landlord owned or operated no
property  other than the land and  Building of which the Demised  Premises are a
part.

               (b) Whereas a substitute or  additional  form of taxation of real
property  is  presently  under  consideration  in the  State of New  Jersey,  as
mandated or to be enacted or mandated by the Supreme  Court of New Jersey and/or
the  Legislature  of the State of New  Jersey,  it is agreed  that "real  estate
taxes"  shall also mean any  additional,  substituted  or  modifications  of the
present  method of  assessment  or taxation of real property in the State of New
Jersey and  therefore  any such  substitution,  addition or  imposition  of real
property  taxes  imposed  against  the  Demised   Premises,   separately  or  in
conjunction  with the taxes assessed by the  municipality  in which the land and
Building is located, shall also be deemed "real estate taxes" for the purpose of
this  Agreement.  In case of reduction in "real estate taxes,,  which results in
payment of taxes or otherwise below the amount payable in the "Base Year",  such
lesser  assessments,  obligation  or  otherwise  shall not  entitle  tenant to a
reduction in rental.

               (c) The Base Year shall be the year of 1999.

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                17

               (d) in the event that the "real estate taxes,,  as defined herein
payable during any calendar year commencing  with the calendar year  immediately
following  the  Base  Year  shall  exceed  the  amount  of such  "real____.  The
Percentage  of the  excess  shall  be due  from  Tenant  to  Landlord,  and such
additional  rent shall be payable by Tenant to Landlord  within thirty (30) days
after receipt of the aforesaid statement.

               (e) The  Percentage  of  increase  shall be two point one  (2.1%)
percent of any increase in excess of the "real estate taxes" over the Base Year.

               (f) Landlord will pay all installments or real property taxes and
assessments to the real property.  Tenant will pay all  installments of personal
property taxes assessed against any of Tenant's personal property located in the
leased premises.  "Real Estate Taxes" is defined herein, shall include such sums
to be paid by the  Landlord to :he  Municipality  in which the land and premises
are  located,  plus  any  additional  tax by the  State  of  New  Jersey  or any
subdivision  thereof or the Federal Government in substitution of or in addition
to the present tax on real estate by the  Municipality  in which the Building of
which the premised Premises are a part is located.

          28.02 Operating  Expenses.  In the event Landlord's Building operating
costs,  including  facade  maintenance,  exterior  painting,  costs of  services
governmental  or private,  utilities  and  insurance,  during any calendar  year
following  the Base Year shall exceed the cost  incurred by Landlord  during the
Base Year,  Tenant shall pay to Landlord as  additional  rent for such  calendar
year an amount  equal to the  Percentage  of the excess,  on or before July 1st,
subsequent  to the calendar  year  following  the Base Year and on or before the
July 1st, of each calendar year  hereafter.  Landlord  shall furnish to Tenant a
statement of the increase in cost for the preceding  calendar year and the Base,
Year.  If the cost or same for such  preceding  calendar  year  exceeds the cost
during the Base Year,  additional  rent for such  preceding  calendar year in an
amount  equal to The  Percentage  of the  excess  shall be due  from  Tenant  to
Landlord, and such additional rent shall be payable by Tenant to Landlord within
thirty  (30) days  after  receipt  of the  aforesaid  statement.  The  aforesaid
statement of  Landlord's  Operating  Costs shall be deemed final and  conclusive
between the parties,  their  successors and assigns as to all matters  contained
therein if no objection is raised with respect  hereto  within  thirty (30) days
after  receipt  of such  statement  by  Tenant.  Tenant  shall have the right to
examine the  Landlord's  books and  records at the  offices of  Landlord  during
ordinary  business  hours during the  aforesaid  thirty  (30)day  period for the
purpose of verifying  matters  contained in the statement of Operating  Expenses
for the preceding  year.  Tenant shall make written request of Landlord prior to
such inspection to e assured of the availability of the records.  Any objections
must be in writing and served  personally or via Certified Mail,  Return Receipt
Requested.  If  Tenant  does not make an  examination  of  Landlord's  books and
records within the aforementioned thirty (30)day period, Tenant shall further be
deemed to have irrevocably waived any and all rights to future examination.  Any
objection  raised by Tenant  shall be  specific  and all items and  matters  not
specifically  objected to shall be deemed accepted and final. In the event there
arises any  dispute  as to the  amounts  stated in the  aforesaid  statement  of
Operating Expenses, such dispute shall be settled by arbitration pursuant to the
rules of the American Arbitration  Association.  However, Tenant shall continue,
without any offset,  to pay all Rent and  Additional  Rent,  including  Tenant's
Share of Landlord's Operating Costs as billed by Landlord until determination of
the arbitration.  In the event of a decision in favor of Tenant,  Landlord shall
credit     any    such     amount     due     against     future     rents    or
_____________________________________________________________ with the Base Year
for the purpose of  determining  if Tenant  shall pay  additional  rent for such
calendar year in accordance with this Article 28.

               (1)

               (2)

               (3) The term "The  Percentage"  shall  mean two point one  (2.1%)
percent.

               (4)  Cleaning:   For  the  purpose  of  determining  the  expense
allocable to cleaning during the Base Year and calendar year, the actual cost of
cleaning  during said years shall be  disregarded  and such cost  determined  as
follows: The cost of cleaning during the Base Year shall be fixed at that amount
determined  by  multiplying  the number of square feet of  rentable  area in the
Building by that  fraction in which the numerator is the actual cost of cleaning

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                18

in said Base Year and the  denominator  is the number of square feet of occupied
rentable area requiring cleaning in said Base Year. The cost of cleaning in each
subsequent  calendar  year  shall  be fixed at that  amount  determined  by that
fraction in which the  numerator is the actual cost of cleaning in said year and
the  denominator is the number of square feet of occupied  rentable area cleaned
in said year.

          28.03 The statements of the real estate taxes and increased  zest's to
be  furnished  by Landlord as  provided,  shall be  prepared  by  Landlord.  The
statements  thus furnished  shall  constitute a final  determination  as between
Landlord and Tenant of the real estate taxes and increased  cost for the periods
represented thereby,  unless Tenant within thirty (30)days after receipt of such
statement,  but not thereafter,  by written notice  delivered to Landlord within
said thirty day period,  questions the  correctness  of same. If such dispute is
not settled by agreement  between  Landlord and Tenant  within thirty days after
said written notice has been served upon Landlord,  the same shall be determined
by  arbitration  by  one  Arbitrator  selected  by  the  American  ii-bit-ration
Association.  The  determination  of same  shall be final  and  binding  on both
Landlord and Tenant and the  expenses  involved in such  determination  shall be
borne by the party against whom a decision is rendered.

          Landlord  shall keep and make  statements  available to Tenant,  for a
period of thirty  (30) days after  statements  are  rendered as provided in this
Article 28, or if Tenant  questions  any item of real  estate  taxes or increase
cost until the dispute is settled or determined as hereinabove set forth.

          28.04  Tenant's  obligation to pay any and all  additional  rent under
this  Lease,  and  Landlord's  and  Tenant's  obligation  to make the  aforesaid
adjustments shall survive any expiration or termination of this Lease.

          28.05 In no event  shall  the  annual  fixed  rent  under  this  Lease
exclusive  of the  additional  rents  under this  Article  be reduced  except .s
otherwise specifically provided in this Lease.

          28.06 Notwithstanding the foregoing,  after the Base Year, if the real
estate tax and  operating  expenses for any calendar year exceed he expenses for
the immediately  preceding  calendar year,  Tenant shall lay to Landlord monthly
with each installment of rent, on account of the mount due and payable by Tenant
pursuant to this Article,  Tenant's  share of the quotient  obtained by dividing
two point one (2.1%) percent of the -------------------------------,

          28.07

                                  ARTICLE 29 -
                                  ------------

          29.01 Premises are ready for occupancy,  (b) the date when the Demised
Premises are ready for occupancy less the total number of days delay, if any, by
Tenant in complying with any of the provisions of Article 30 of this Lease,  (c)
the date when Tenant shall take possession and occupancy of the Demised Premises
or any portion thereof.

          29.02 The Demised  Premises  shall be deemed ready for occupancy  when
the work to be done by  Landlord,  as provided  in Article  30,  shall have been
substantially  completed,  and provided that in the Demised  Premises and in the
public areas  (e.g.,  corridors,  lavatories,  etc.) upon the floor or floors in
which the  Demised  Premises  are located all  facilities  such as heating,  air
conditioning,  elevator service in the bank or banks of elevators  servicing the
floors on which the Demised Premises are located are substantially in operation.

          29.03  Landlord  shall,  in  accordance  with Section  29.01,  fix :he
commencement  date of the term of this  Lease  ("commencement  date")  and shall
notify  Tenant  of the date so  fixed.  Unless  Tenant,  within  ten  (10)  days
thereafter,  disputes same by notice to Landlord, Tenant shall be deemed to have
agreed that the date so fixed is the  commencement  date,  and the  liability of
Tenant for the payment of rent  hereunder  shall  commence on such date.  Should
Tenant  dispute that such date is the  commencement  date,  the dispute shall be
submitted to arbitration in accordance  with Article 31 hereof,  but pending the
determination of the Arbitrators, the date fixed by Landlord as the commencement
date and the  liability  of  Tenant  for the  payment  of rent  hereunder  shall
commence on a rate  subsequent to the date fixed by landlord as above set forth.
Tenant  shall  be  entitled  to  credit  against  the rent  required  to be paid

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                19

hereunder,  as much of any monies  previously  paid by Tenant as rent  hereunder
adjusted to the date finally determined as the commencement date.

                ARTICLE 30 - LANDLORD'S WORK; TENANT'S DRAWINGS
                -----------------------------------------------

          30.01  Landlord  will,   prior  to  commencement  of  term  of  Lease,
substantially do the work required of it in the Demised Premises.

          30.02 Landlord's Work within the Demised Premises shall consist of the
following:

               (a) Repair the existing kitchen counters;

               (b) Replace kitchen and bathroom tile with Building standard tile
in Tenant's choice of color;

               (c)  Provide  and  install  Building  standard  cove base and new
Building standard carpeting, carpeting 'to be in Tenant's choice of color;

               (d) Replace all existing  lenses,  light bulbs and fixtures  with
new (Building standard); and

               (e) Repair or replace broken or discolored ceiling tiles with new
(Building standard).

                            ARTICLE 31 - ARBITRATION
                            ------------------------

          31.01  Arbitration  shall  be  pursuant  . to . the ten  Rules  of The
________

                         ARTICLE 32 - NAME OF BUILDING
                         -----------------------------

          32.01 The  Building  shall be known as Boulevard  Plaza *  Associates.
Landlord at its sole discretion may change the name from time to time.

                    ARTICLE 33 - INVALIDITY OF ANY PROVISION
                    ----------------------------------------

          33.01 If any term,  covenant,  condition or provision of this Lease or
the  application  thereof  to  any  circumstance  or  to  any  person,  firm  or
corporation shall be invalid or unenforceable to any extent the remaining terms,
covenants,  conditions and provisions of this Lease the  application  thereof to
any  circumstance or to any person,  firm or corporation  other than those as to
which  any  term,   covenant   condition   or   provision  is  held  invalid  or
unenforceable,  shall not be affected thereby and each remaining term, covenant,
condition and provision of this Lease shall be valid and shall be enforceable to
the fullest extent permitted by law.

                             ARTICLE 34 - CAPTIONS
                             ---------------------

          34.01 The captions are inserted  only as a matter of  convenience  and
for reference,  and in no way define,  limit or describe the scope of this Lease
not the intent of any provision thereof.

                             ARTICLE 35 - SECURITY
                             ---------------------

          35.01 Tenant has this day deposited  with the Landlord the sum of Five
Thousand  Twenty-three  Dollars and Fifty Cents  ($5,023.50) as security for the
full and faithful  performance  by the Tenant of all of the terms and conditions
upon the Tenant's part to be performed,  which said sum shall be returned to the
Tenant without interest after the time fixed: the expiration of the term herein,
provided  the  Tenant  has fully and  faithfully  carried  out all of the terms,
covenants and  conditions on the Tenant part to be performed.  In the event of a
bona fide sale,  subject to this  Lease,  the  Landlord  shall have the right to
transfer  the  security  to the  vendee  for the  benefit  of the Tenant and the
Landlord  shall be considered  released by the Tenant from all liability for the
return of such  security;  and the  Tenant  agrees  to look to the new  Landlord
solely for the return or said  security,  and it is agreed that this shall apply
to every  transfer or  assignment  made of the security to a new  landlord.  The
security deposit under this

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                20

Lease shall not be mortgaged,  assigned or encumbered by the Tenant  without the
written consent of the Landlord.

                             ARTICLE 36 - LIGHTING
                             ---------------------

          36.01 Landlord's  obligation with respect to lighting shall be limited
to the installation of bulbs and lights at the commencement of :he Lease term.

                              ARTICLE 37 - PARKING
                              --------------------

          37.01  Landlord's  obligation  to keep the  sidewalks and parking area
free  of  snow  and  ice  shall  be  strictly  limited  to  reasonable  activity
considering the weather, the availability of men and equipment and other factors
outside the control of the Landlord.

                                  ARTICLE 38 -
                                  ------------

               (a) That this  Lease is  unmodified  and in full force and effect
or, if there  has been any  modification,  that the same is in ' full  force and
effect as modified and stating any such modification;

               (b)  Whether  or not  there  are then  existing  any  setoffs  or
defenses against the enforcement of any of the agreements,  terms, covenants, or
conditions of this Lease and any  modification , thereof upon the part of Tenant
to be performed or complied with, and if so, specifying the same; and

               (c) The dates to which  the  basic  rent,  percentage  rent,  and
additional rent, and other charges hereunder, have been paid.

                      ARTICLE 39 - SUCCESSORS AND ASSIGNS
                      -----------------------------------

          39.01 The covenants, conditions and agreements contained in this Lease
shall bind and inure to the benefit of Landlord and Tenant and their  respective
heirs,  distributes,  executors,  administrators,   successors  and,  except  as
otherwise provided in this Lease, their assigns.

                           ARTICLE 40 - LATE CHARGES
                           -------------------------

          40.01  If  Tenant  fails  to pay  any  installment  of  fixed  rent or
additional  rent by the fifth (5th) day of each month,  Tenant shall be required
to pay a late  charge of eight (8) cents per month for each dollar  unpaid.  The
late charge is intended to compensate  Landlord for additional expenses incurred
in processing  such late  payments and is not intended to prevent  Landlord from
exercising any other available remedies against Tenant.

                           ARTICLE 41 - HOLDING OVER
                           -------------------------

          In the event that Tenant shall for any reason remain in, possession of
the Premises  after the  expiration of the Term,  such  possession  shall at the
option of the  Landlord be on a  month-to-month  basis  subject to the terms and
conditions of this Lease except as to duration of term and except that the Basic
Rent shall be twice that in effect at expiration  of the Term.  The foregoing is
not  intended  to  afford to Tenant  the  right to remain in  possession  of the
Premises after expiration of the Term without Landlord's prior written consent.

                          ARTICLE 42 - SQUARE FOOTAGE
                          ---------------------------

          Tenant  acknowledges  that no  representations  have  been made by the
Owner as to the amount of square footage in the Demised  Premises,  irrespective
of any reference in this Lease to square footage for any computation. The Tenant
has inspected the Demised Premises and relies upon its own judgment in computing
the square footage.

                              ARTICLE 43 - BROKERS
                              --------------------

          Each party  represents  to the other it knows of no broker  other than
GRUBB & ELLIS COMPANY who  introduced  the parties to this  transaction.  In the
event of a claim by any  broker  or  person  for  commissions  arising  out of a
misrepresentation   by  one  of   the   parties   hereto,

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                21

that party shall  ______________hold  the other  harmless from that claim,  such
indemnity and _____________________________

     IN WITNESS WHEREOF,  executed this Lease as of the day and year first above
written.

WITNESS OR ATTEST:

                                /s/ Steven Albert
                                ___________________________________
                                BOULEVARD PLAZA ASSOCIATES, L.P.
                                BY STEVEN ALBERT, GENERAL PARTNER

                                /s/ James J. Strupp
                                ___________________________________
                                STRUPP INVESTMENTS, LLC d/b/a SUCCESS,
                                INC. By JAMES J. STRUPP, PRESIDENT
                                DATE:

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------
<PAGE>
                                                                22

                                   EXHIBIT "B"

          1.  The  sidewalks,  and  public  portions  of the  Building  such  as
entrances,  passages,  courts, elevators,  vestibules,  stairways,  corridors or
halls  shall  not be  obstructed  or  encumbered  by any  Tenant or used for any
purpose other than ingress and egress to and from the Demised Premises.

          2. No awnings or other  projections  shall be  attached to the outside
halls of the Building. No curtains, blinds, shades, or screens shall be attached
to or hung in, or used in  connection  with,  any window or doors of the Demised
Premises,  without the prior written  consent of Landlord,  unless  installed by
Landlord.

          3.  No  sign,  advertisement,  notice  or  other  lettering  shall  be
exhibited,  inscribed,  painted  or  affixed  by any  Tenant  on any part of the
outside of the Demised Premises or Building without the prior written consent of
Landlord. In the event of the violation of the foregoing by any tenant, Landlord
may remove same without any  liability,  and may charge the expense  incurred by
such removal to the tenant or tenants  violating  this rule.  Interior  signs on
doors shall be inscribed,  painted or affixed for each tenant my Landlord at the
expense of such tenant,  and shall be of a size,  color and style  acceptable to
tenant.

          4. The sashes, sash doors, skylights,  windows,  heating,  ventilating
and air  conditioning  vents and doors that  reflect or admit light and air into
the halls, passageway or other public place in the Building shall not be covered
or obstructed by any tenant, nor shall any bottles,  parcels,  or other articles
be placed on the windowsills.

          5. No showcases or other  articles shall be put in front of or affixed
to any part of the  exterior of the  Building,  nor placed in the public  halls,
corridors or vestibules without the prior written consent of Landlord,

          6. The water and wash closets and other plumbing fixtures shall not be
used for any purposes  other than those for which they were  constructed  and no
sweepings,  rubbish,  rags or other  substances  shall be  thrown  therein.  All
damages  resulting  from any misuse of the fixtures shall be borne by the tenant
who or whose  servants,  employees,  agents,  visitors or  licensees  shall have
caused same.

          7. No  tenant  shall  in any  ,way  deface.  any  part of the  Demised
Premises or the Building of which they form a part. No tenant shall lay linoleum
or other  similar floor  covering so that the same shall come in direct  contact
with the floor of the Demised Premises,  and, if linoleum or other similar floor
covering is desired to be used, an interlining of builder's deadening felt shall
be first affixed to the floor by a paste or other material soluble in water, the
use of cement or other similar adhesive material being expressly prohibited.

          8. No bicycles,  vehicles or animals of any kind shall be brought into
or kept in or about the premises, and no cooking shall be done or

          9. No space in the Building shall be used for  manufacturing,  for the
storage of merchandise or for the sale of merchandise,  goods or property of any
kind at auction.

          10. No tenant  shall  make,  or permit  to be made,  any  unseemly  or
disturbing  noises or disturb  or  interfere  with  occupants  of the  Building,
neighboring  buildings or premises or those having business with them whether by
the use of any musical  instrument,  radio,  talking  machine,  unmusical noise,
whistling,  singing,  or in any other way. No tenant shall throw anything out of
the doors, windows or skylights or down passageways.

          11. No tenant,  nor any of the tenant's servants,  employees,  agents,
wiz or licensees,  shall at any time bring or keep upon the Demised Premises any
inflammable,  combustible or explosive fluid, or chemical substance,  other than
reasonable  amounts of  cleaning  fluids  and  solvents  required  in the normal
operation of Tenant's business offices.

          12. No additional  locks or bolts of any kind shall be placed upon any
of the doors or windows by any tenant, nor shall any changes be made in existing
locks or the mechanism  thereof unless a duplicate key is delivered to Landlord.
Each tenant must, upon the  termination of tenancy,  restore to the Landlord all
keys of stores, offices and to rooms, either

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------

<PAGE>
                                                                23

furnished to, or otherwise procured by, such tenant and in the event of the loss
of any keys so furnished, such tenant pay to Landlord the cost thereof.

          13. All  removals,  or the  carrying in or out of any safes,  freight,
furniture  or bulky matter of any  description  must take place during the hours
which Landlord or its agent may determine from time to time.  Landlord  reserves
from the Building all freight which violates these Rules and  Regulations or the
Lease of which these Rules and Regulations are a part.

          14. No tenant  shall  occupy or permit  any  portion  of the  premises
demised to it to be occupied as an office for a public stenographer or typist or
for the possession,  storage,  manufacture, or sale of liquor, ,narcotics, dope,
tobacco in any form, or as a barber or manicure,  shop or as a public employment
bureau.  No tenant  shall engage or pay any  employees on the Demised  Premises,
except those actually  working for such tenant on said  premises,  nor advertise
for laborers giving an address at said premises.

          15. No tenant  shall  purchase or  contract  waxing,  rug  shampooing,
venetian  blind  washing,  interior glass  washing,  furniture  polishing,  lamp
servicing,  cleaning of electric fixtures,  removal of waste paper,  rubbish and
garbage,  or towel  service in the Demised  Premises  except  from  contractors,
companies or persons approved by Landlord.

          16.  Landlord shall have the right to prohibit any  advertising by any
in  Landlord's  opinion,  tends to impair the  reputation of the Building or its
desirability  as a building for offices,  and upon written notice from Landlord,
tenants shall refrain from or discontinue such advertising.

          17. The premises  shall not be used for lodging or sleeping or for any
immoral or illegal purpose.

          18.

          19.

          20.  There shall not be used in any space,  or in the public  halls of
any  building  either by any tenant or by jobbers or others,  in the delivery or
receipt of merchandise, any hand\trucks, except those equipped with rubber tires
and side guards.

          21.  Tenant  shall  cooperate  with  Landlord  in  obtaining   maximum
effectiveness  of the cooling  system by  lowering  and/or  closing  Venetian or
vertical  blinds or drapes  when sun's rays fall  directly on windows of Demised
Premises.

          When the above  rules  conflict  with any of the rights or  privileges
which Tenant may have been given  pursuant to the  provisions of the Articles of
the Lease, such provisions shall govern.

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------

<PAGE>
                                                                24

                                   EXHIBIT "C"

                                CLEANING SERVICES

Five (5) nights per week; janitorial service to include:

      -     Emptying of all waste receptacles

      -     Emptying and cleaning of all ashtrays

      -     Sweeping or vacuuming all floors

      -     Cleaning  of  windows  (interior  and  exterior)  periodically,
            weather permitting 20.

                     COMMERCIAL USE ONLY - NO LIVING ALLOWED
                     ---------------------------------------

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}]]