Document:

LEASE AGREEMENT
     THIS  AGREEMENT,  made  the  15th  day  of  June,  2001  by  and  between
               NEW  BRUNSWICK  SCIENTIFIC  CO.,  INC.
               44  Talmadge  Road
               P.O.  Box  4005
               Edison,  New  Jersey  08818-4005
(hereinafter  called  the  "Landlord");  and
               DGI  BIOTECHNOLOGIES,  INC.
               40  Talmadge  Road
               P.O.  Box  424
     Edison,  New  Jersey  08818-0424
(hereinafter  called  the  "Tenant").
                              W I T N E S S E T H:
                              - - - - - - - - - -
     WHEREAS,  the  Landlord  owns certain lands and premises in the Township of
Edison,  County  of  Middlesex, and State of New Jersey, situated on 44 Talmadge
Road,  Edison,  County  of  Middlesex, New Jersey, and containing 243,000 square
feet  of  building,  (the  "Premises");
     WHEREAS,  the  Tenant intends to enter into an equity financing transaction
with  one  or more investors (the "Financing"), and in contemplation thereof the
Landlord  and  Tenant  desire  to  enter  into  this  Lease  Agreement;  and
     WHEREAS,  the  Landlord intends to lease to the Tenant that portion of said
building  containing  approximately  8,800 square feet, located in the northeast
corner  of  the  Premises  (the  "Leased  Premises");
     NOW,  THEREFORE,  KNOW  ALL  MEN  BY  THESE  PRESENTS,  that  for the rents
reserved, the mutual considerations herein and the parties mutually intending to
be  legally  bound  hereby,  the  Landlord  does  demise, lease and let unto the
Tenant;  and the Tenant does rent and take from the Landlord the Leased Premises
and  the  Landlord  and Tenant do hereby mutually covenant and agree as follows:
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     1.  LEASED  PREMISES
         ----------------
         The  Leased  Premises  shall consist of approximately 8,800 square feet
located  in  the  northeast  corner  of  the Premises.  At no additional cost to
Tenant,  Landlord  will  provide access to and use of the common areas and space
that  Tenant  has  been  utilizing  prior  to  the  date hereof for refrigerated
storage,  general  storage and radioactive material storage, and autoclaves (the
"Common  Storage  Area").  The  term  "Common"  as used herein denotes co-use by
Landlord  and  Tenant.  In  addition  to  the  foregoing,  Landlord will provide
Tenant,  at  no  additional  cost  to Tenant, access and use of the common water
supply  and  a  total  of  seventeen (17) parking spaces (which shall include an
appropriate  number  of handicapped parking spaces), clearly marked for Tenant's
visitors  in  the  parking area in front of Leased Premises and as many unmarked
parking  spaces  as needed for Tenant's employees in the rear parking lot of the
Premises.  The  Tenant  shall  be permitted to affix signs, in location, content
and  style  reasonably  acceptable  to  the  Landlord, on the front door or area
adjacent  to the front door of the Leased Premises and in front of the Premises.
All signs installed by the Tenant shall conform with all municipal ordinances or
other  applicable  laws  and  regulations.
     2.  TERM  OF  LEASE
         ---------------
         The  Landlord  leases  unto  the  Tenant  and  the  Tenant  hires  the
aforementioned  Leased  Premises  for a term commencing on the date of the first
closing of the Financing and to terminate on May 31, 2003 (the "Term"); however,
Tenant  may  terminate  this lease at any time by providing Landlord with ninety
(90)  days  prior written notice.  Landlord may terminate this lease at any time
by  providing  the  Tenant  with  at  least one (1) year's prior written notice.
     3.  FIXED  RENT
         -----------
         (a)  The  fixed  annual rent during the term of this Lease shall be Two
Hundred  Eleven  Thousand  Two Hundred Dollars and 00/100 ($211,200.00) per year
payable  by  the  Tenant in equal monthly installments of Seventeen Thousand Six
Hundred  Dollars and 00/100 ($17,600.00) each on or before the first day of each
month,  in  advance.  The  fixed  annual  rent is the total rent due Landlord by
Tenant  it being understood that Landlord shall be solely responsible for paying
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all  utilities,  meter  charges,  service  charges  and utilities including gas,
electric,  city water, sewer, garbage disposal and standby sprinkler charges, if
any for the Premises, Leased Premises, and Common Storage Areas.  Landlord shall
further  be  responsible  for  paying  all  real estate taxes and fire insurance
premiums  for  the  premises and improvements thereon (as set forth in Article 8
(a))  in  connection  with  the  Leased  Premises.
         (b)  All  rents due herein and other sums due under this Lease shall be
paid  in  U.S.  funds payable on a U.S. bank at the office of the Landlord or at
such  other  place  designated  by Landlord from time to time, without any prior
demand  and  without  any  deduction or set-off whatsoever promptly on the dates
due.
         (c)  Tenant  hereby  acknowledges that late payment to Landlord of rent
or  other sums due hereunder will cause Landlord to incur costs not contemplated
by  this  Lease,  the  exact  amount  of  which  will  be extremely difficult to
ascertain.  If  any  rent  or  other  sums  due  from  Tenant is not received by
Landlord  within  thirty  (30) days after its due date, then Tenant shall pay to
Landlord  a late charge equal to three percent (3%) of such overdue amount, plus
costs  and  reasonable  attorneys' fees, if any, incurred by Landlord to collect
amounts  due  from  Tenant.  The  parties  hereby  agree  that such late charges
represent a fair and reasonable estimate of the cost that Landlord will incur by
reason  of  Tenant's  late  payment.  Landlord's acceptance of such late charges
shall  not  constitute a waiver of Tenant's default with respect to such overdue
amount  or  estop  Landlord from exercising any of the other rights and remedies
provided  under  this  Lease  or  at  law.
     4.  USE
         ---
         Tenant  shall  use the Leased Premises for research and development and
general  office  space  (and  for no other purpose whatsoever) subject to and in
accordance  with  all  rules,  regulations,  laws,  ordinances,  statutes  and
requirements  of  all government authorities having jurisdiction over the Leased
Premises.  Tenant  warrants  to the Landlord it will not permit any flammable or
hazardous  materials,  other  than materials of the same nature or type as those
materials  used  by the Tenant prior to the date of this Agreement, to enter, be
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stored, used or remain on the Leased Premises or Common Storage Area without the
Landlord's  prior  written  permission.
     5.  REPAIRS  AND  MAINTENANCE
         -------------------------
         (a)  The  Tenant  shall, at its own cost and expense, maintain and make
all  repairs  and  replacements  to  the  Leased  Premises,  except  structural
(structural  defined  as  load  bearing  walls,  steel,  foundation  and  roof
structure),  provided  that  any  damage  to  the foregoing is not caused by the
negligence  or  intentional  act  or  omission  of  the  Landlord, its servants,
employees  or  agents.  Should  damage  to  the Leased Premises be caused by the
negligence  or  intentional act or omission of Landlord, its servants, employees
or  agents  then, at Landlord's option, Landlordshall either promptly effect all
repairs required as a result of such damage or reimburse to Tenant the costs and
expenses  associated  therewith.
         (b)  The  Tenant covenants and agrees that it shall not cause or permit
any  waste  (other  than  reasonable  wear  and  tear and loss due to casualty),
damage,  disfigurement  or  injury to the Leased Premises, or any overloading of
the  floors  of  the  building  constituting  part  of  the  Leased  Premises.
         (c)  (i)  The  Landlord  agrees to maintain the Premises (not including
the  Leased  Premises) and Common Storage Areas in good order and repair, unless
damage  thereto  shall  have been caused by the negligence or intentional act or
omission  of  the  Tenant,  its  agents,  employees,  contractors  or  invitees.
     (ii)  The  Landlord  shall  maintain, repair and keep free and clear of ice
and  snow,  the  driveways,  parking  areas,  sidewalks  and steps to the Leased
Premises  and  the  Common  Storage  Area.
     6.  UTILITIES
         ---------
         The  Landlord  shall  provide to the Leased Premises and Common Storage
Area,  and  shall  be  responsible  for  paying at its own cost and expense, all
utility  meter  charges, deposits, service charges and utilities, including gas,
electric,  city water, sewer, garbage disposal and standby sprinkler charges, if
any.
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     7.  TAXES
         -----
         The  Landlord  shall  pay  all  real  estate taxes assessed against the
Leased  Premises  including  the  land  and buildings by the Township of Edison,
during  the  Term  of  this  Lease.
     8.  INSURANCE
         ---------
         (a)  Landlord  will pay the annual insurance premium to enable Landlord
to  carry,  for  the  benefit  of  the Tenant, fire insurance with full extended
coverage,  including  vandalism and malicious mischief in the Edison, New Jersey
area,  in  an  amount equivalent, in Landlord's reasonable judgment, to the full
replacement  value  of  the  insurable  improvements  to  the  Premises.
         (b)  The  Tenant  covenants  and  agrees  that  it will carry liability
insurance,  which said insurance shall be in the minimum amount of $2,000,000.00
per occurrence, and a minimum amount of $500,000.00 for property damage, and the
Tenant  further  covenants  and  agrees that it will add and maintain as a party
insured  by  such  policy  the  interest  of the Landlord, and upon request will
furnish  Landlord  with  a  certificate  of  said  liability insurance in a form
reasonably satisfactory to Landlord.  Tenant shall be responsible for paying all
premiums and other amounts due in connection with said insurance.  The amount of
Tenant's  insurance  shall  not  limit  Tenant's  liability  hereunder.
         (c)  It  is  expressly  understood  and agreed that all above-mentioned
policies  of insurance shall contain a clause that the same will not be canceled
except upon thirty (30) days' written notice to any insured parties in interest.
         (d)     Landlord  and  Tenant  each  hereby  releases  the  other  from
liability  for  damage  or  destruction  to  the  Premises containing the Leased
Premises  and the improvements located on the Property, whether or not caused by
acts  or  omissions  of  the  other party, caused by or resulting from any risks
required  to  be  insured  against by Landlord or Tenant pursuant to this Lease;
provided,  however, such release shall only be in force and effect in respect of
damage  or  destruction  normally covered by standard policies of fire insurance
with  extended  coverage (whether or not such coverage is in effect).  Each part
shall  cause  its  fire  insurance  policies  to contain a provision whereby the
insurer either waives any right of subrogation against the other party or agrees
that such a release shall not invalidate the insurance, whichever is obtainable.
     9.  FIXTURES
         --------
         (a)  The  Tenant  is  given  the  right and privilege of installing and
removing  (without  damage  to  real  property  or,  if damage is caused to real
property,  with  adequate  repairs  thereto)  its  personal property, furniture,
equipment  and  fixtures in the Leased Premises, it being understood and agreed,
however,  that  in  the  event of: (i) default by the Tenant under the terms and
conditions of this Lease; or (ii) upon the expiration of this Lease; or (iii) if
the  Tenant  moves out or is dispossessed and, in the case of (i), (ii) or (iii)
above, Tenant fails to remove any such property, equipment and fixtures or other
property  within  thirty (30) days after such default or removal pursuant to the
applicable  terms  and conditions of this Lease; then and in any such event, the
said  property, equipment and fixtures or other property shall be deemed, at the
option  of the Landlord, to be abandoned, (and become Landlord's property) or in
lieu  thereof,  at the Landlord's option, it may remove such property and charge
the  reasonable  cost  and  expense  of  removal  and  storage  to  the  Tenant.
         (b)  Anything  to  the  contrary contained herein notwithstanding it is
expressly  understood  and  agreed  that  the  Tenant may without injury to real
property  install,  connect  and operate equipment as may be deemed necessary by
the  Tenant  to conduct its business subject to applicable rules and regulations
of  governmental  agencies,  boards  and  bureaus  having  jurisdiction thereof;
provided, in any event, that subject to the terms and conditions of this article
and  article  9(a), the machinery and fixtures belonging to the Tenant shall, at
all times, be considered and intended to be personal property of the Tenant, and
not  part  of  the  realty,  and subject to removal, by the Tenant, and that the
Tenant,  at its own cost and expense, pays for any damage to the Leased Premises
caused  by  such  installation  and  removal.
     10.  ASSIGNMENT  AND  SUBLETTING
          ---------------------------
     (a)  Tenant  will  not  assign  or  sublet this Lease in whole or part, nor
sublet  all  or  any  part  of  the  Leased  Premises.
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     (b)       Notwithstanding  section  (a)  above, Tenant shall have the right
without  Landlord's  consent,  to  assign  this  Lease all or any portion of the
Leased  Premises  to a corporation or other entity which controls, is controlled
by  or  is  controlled  in  common  with  Tenant  or  to  a successor by merger,
consolidation or a sale of all or substantially all of the assets of the capital
stock of Tenant.  The term "control" as used herein shall mean holding more than
fifty  (50%) percent of the voting interest in such entity.  Notwithstanding any
approved  assignment,  the  Tenant  shall  remain fully liable on this Lease and
shall not be released from performing any of the terms, covenants and conditions
of  this  Lease.
11.  FIRE  OR  OTHER  CASUALTY  LOSS
     -------------------------------
         (a)  In  case  of  damage  by fire or other casualty to the building in
which  the  Leased  Premises  is  located,  if  the damage is so extensive as to
require  substantial  reconstruction of such building, this Lease shall cease at
either  party's  option  and  the  rent  shall  be apportioned as of the time of
damage.  Substantial reconstruction shall mean damage so extensive that the cost
of restoration shall be fifty percent (50%) of the entire cost of the demolition
of  the damaged building and the erection of a new building of the same size and
design  shall exceed fifty percent (50%) of the replacement cost of the building
immediately  prior  to  such  damage.
         (b)  In  all  other  cases  of damages by fire or other casualty to the
Leased Premises or the building of which it is a part, the Landlord shall repair
(using  proceeds of insurance claim) the damage with reasonable dispatch, and if
the  damage  has rendered the Leased Premises untenantable, in whole or in part,
there  shall be an apportionment of the rent until the damage has been repaired.
In  determining  what  constitutes  reasonable  dispatch, consideration shall be
given  to  delays  caused  by  strikes,  governmental  approvals,  adjustment of
insurance  claims  and  other  causes  beyond  the  Landlord's  control.
         (c)  If  the  restoration  is not completed within six (6) months after
the  occurrence  of  the  fire or other casualty, Tenant shall have the right to
terminate  this  Lease,  without  penalty  therefor, by forthwith giving written
notice  thereof  to  Landlord.

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     12.  COMPLIANCE  WITH  LAWS,  RULES  AND  REGULATIONS
          ------------------------------------------------
            (a)  Tenant shall, at Tenant's sole cost and expense, without notice
or  demand from Landlord, faithfully observe and comply with all laws, rules and
requirements  of  all  county,  municipal,  state,  federal and other applicable
governmental  authorities,  now  in  force,  or which may hereafter be in force,
pertaining  to  Tenant's  manner  of  use  and  occupancy  and use of the Leased
Premises (including in connection with Tenant's surrender of the Leased Premises
upon the expiration or termination of this Lease).  Tenant shall not be required
to  make  any  alterations  to  the  structural elements of the Premises, Leased
Premises  or  Common  Storage Areas in order to comply with any such laws, rules
and  requirements  except  to  the  extent  that such non-compliance is a direct
result  of  any  alterations  made  by  the  Tenant.
             (b)  Tenant  agrees  to  comply with all applicable requirements of
the Industrial Site Recovery Act ("ISRA") N.J.S.A. l3:1K-6 et seq. and the Spill
                                          --------
Compensation  and  Control  Act ("Spill Act") N.J.S.A. 58:l0-23 et seq., and all
                                              --------
regulations  promulgated  in  connection  therewith  regarding any substances or
materials  placed  or  used  upon  the  Leased  Premises  by Tenant, its agents,
employees  or  contractors.  All references to ISRA and/or the Spill Act in this
Lease  shall  be  deemed  to  include any predecessor or successor statute(s) to
same.
             (c)  That  in  case the Tenant shall fail or neglect to comply with
the  aforesaid statutes, ordinances, rules, orders, regulations and requirements
or  any  of  them,  or  in  case the Tenant shall neglect to maintain the Leased
Premises or fail to make any necessary repairs called for in the Lease, then the
Landlord or the Landlord's agents may after thirty (30) days' written notice and
Tenant's  failure  to  cure within said period, unless Tenant has commenced in a
material  manner  efforts  to  comply or to make such repairs or maintenance and
diligently  prosecutes  same to completion (except, in the case of an emergency,
action  may  be taken immediately), enter Leased Premises and make such repairs,
effect  such  maintenance  necessary  to  comply  with  any  and all of the said
statutes,  ordinances,  rules,  orders,  regulations  or  requirements,  at  the
reasonable  cost  and expense (including experts and reasonable attorney's fees)
of  the  Tenant  and  in case of the Tenant's failure to pay therefore, the said
cost  and expense shall be added to the next month's rent and be due and payable
as  such,  or  the  Landlord  may deduct the same from the balance of any monies
remaining  with  Landlord.  The  failure  by  the  Landlord  to  take any action
hereunder,  or  the  delay by Landlord in taking any action, shall not place any
liability  or  obligation on the Landlord.  This provision is in addition to the
right  of  the  Landlord to terminate this Lease by reason of any default on the
part  of  the  Tenant.
       13.  INSPECTION  BY  LANDLORD
            ------------------------
         The  Tenant  agrees  that  the  said  Landlord's  agents,  and  other
representatives, shall have the right to enter into and upon Leased Premises, or
any part thereof, at all reasonable hours for the purpose of inspecting the same
upon  reasonable advance notice to Tenant, except in the event of emergency, for
effecting such maintenance, making such repairs or alterations therein as may be
necessary  for  the  safety  and  preservation  thereof.
       l4.  RIGHT  OF  RE-ENTRY
            -------------------
             If  the  Leased  Premises, or any part thereof, shall become vacant
due  to  the  Tenant's  removal or failure to pay rent and other charges payable
hereunder  during  the  said  term,  or  should the Tenant be evicted by summary
proceedings  or  by  other  judicial  process,  the  Landlord  or  Landlord's
representatives  may  re-enter  the  same, either by force or otherwise, without
being  liable  to  prosecution  therefore;  and relet the Leased Premises as the
Agent  of  the  Tenant and receive rent thereof; applying the same, first to the
payment of such reasonable expenses as the Landlord may incur in reentering, and
then  to  the payment of the rent due by the Tenant.  The Tenant, however, shall
continue  to  remain liable for any deficiency.  Notwithstanding anything to the
contrary  contained  herein,  Tenant  shall  have  the  right  to terminate this
Agreement  on  ninety  (90)  days  prior  written  notice pursuant to Section 2.
       15.  DEFAULT
            -------
             (a)  It  is  expressly  understood  and  agreed that subject to the
terms  and  conditions of the within Lease, in case the Leased Premises shall be
abandoned  by  Tenant, or if default be made in the payment of the fixed rent or
other  monetary  obligations due hereunder to be paid for by the Tenant and such
default  shall  continue  for  a period of thirty (30) days after written notice
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from  the  Landlord  to  the  Tenant,  and  if  such default shall not have been
remedied  or  cured  by  Tenant  within  said  thirty  (30)  day  period;  or
             (b)  If  the  Tenant defaults in the prompt and full performance of
any  of the provisions of this Lease, or if the Tenant shall fail to comply with
any  of the statutes, ordinances, rules, orders, regulations and requirements of
the  federal,  state,  county  and  municipal government; and such default shall
continue for a period of thirty (30) days after written notice from the Landlord
to  the  Tenant,  and  if  such default shall not have been remedied or cured by
Tenant  within  said  thirty  (30)  day  period,  or  if the Tenant shall file a
petition  in  bankruptcy or arrangement, or be adjudicated a bankrupt or make an
assignment for the benefit of creditors or take advantage of any insolvency act,
or  any involuntary petition or similar pleading is filed in any court under any
section  of  any  state  or  federal  bankruptcy  act  seeking to declare Tenant
bankrupt  or  seeking  a  plan of reorganization for Tenant and such petition or
pleading  is  not  removed  within  forty-five  (45)  days  after  its  filing.
Notwithstanding  the  foregoing, Tenant shall be granted such additional time as
is  reasonably  required  to  remedy  or cure any such default, provided, Tenant
diligently  prosecutes  such  remedy  or  cure  to  completion.
             (c)  Then  and in any such event of default under (a) and (b) above
Landlord  may,  with  or without any demand whatsoever or further notice, pursue
any  one or more of the following remedies:  (i)  Landlord shall have the right,
at  its  election, to cancel and terminate this Lease and dispossess Tenant; or,
(ii)  Landlord  shall have the right without terminating or canceling this Lease
to  declare  all amounts and rents due under this Lease for the remainder of the
existing term (or any applicable extension or renewal thereof) to be immediately
due  and payable, and thereupon all rents and other charges due hereunder to the
end  of  the  initial  term  or  any  renewal  term,  if  applicable,  shall  be
accelerated; (iii) Landlord may elect to enter and repossess the Leased Premises
and  relet  the  Leased  Premises for Tenant's account, holding Tenant liable in
damages  for  all  expenses  incurred  in  any such reletting (including without
limitation  advertising  expenses,  brokerage  commissions, attorney's fees, and
repairs,  replacements,  alterations  and  improvements)  and for any difference
between the amount of rent received from such reletting and that due and payable
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under  the  terms  of  this  Lease;  or  (iv) Landlord may enter upon the Leased
Premises and do whatever Tenant is obligated to do under the terms of this Lease
(and  Tenant  agrees to reimburse Landlord on demand for any reasonable expenses
which Landlord may incur in effecting compliance with Tenant's obligations under
this  Lease  and Tenant further agrees that Landlord shall not be liable for any
damages  resulting  to  the Tenant from such action)other than damages caused by
Landlord's  negligence  or  willful  misconduct.  All  such remedies of Landlord
shall  be  cumulative,  and  in addition, Landlord may pursue any other remedies
that  may  be permitted by law or in equity.  Forbearance by Landlord to enforce
one  or  more of the remedies herein provided upon an event of default shall not
be  deemed  or  construed  to  constitute  a  waiver  of  such  default.
             (d)  It  is  expressly  understood  and  agreed,  however, that the
Landlord's  right  to terminate this Lease, pursuant to the terms and conditions
of  the  foregoing  subparagraph (b) as to failure to comply with said statutes,
etc.,  of  the federal, state, county and municipal government, shall be subject
to  the  Tenant's  right of curing, or beginning to cure, any condition or event
upon  which  the  Landlord relies for terminating this Lease, within thirty (30)
days  after  the  written  notice  provided  in  subparagraph  (a)  above.
             (e)  Notwithstanding  anything  to  the  contrary contained herein,
Tenant  shall  have  the  right  to terminate this Agreement on ninety (90) days
prior  written  notice  pursuant  to  Section  2.
       l6.  NOTICES
            -------
             All notices required or permitted to be given to the Landlord or to
the  Tenant  shall  be made in writing and given in person or by certified mail,
return  receipt requested, or by reliable overnight carrier addressed to parties
hereto,  at  the  addresses  set  forth  on  the  first  page  of  this  Lease.
       17.  NONWAIVER  BYPARTIES
            --------------------
             Failure  of  either  party to insist upon the strict performance of
any  provisions  or  to exercise any option or enforce any rules and regulations
shall not be construed as a waiver for the future of any such provision, rule or
option.  The  receipt  by  Landlord  of rent with knowledge of the breach of any
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provision  of  this  Lease  shall  not  be  deemed  a waiver of such breach.  No
provision  of  this Lease shall be deemed to have been waived unless such waiver
be  in  writing  signed  by  both  parties.  No  payment by Tenant or receipt by
Landlord  of  a  lesser amount than the monthly rent shall be deemed to be other
than  on  account  of the earliest rent then unpaid nor shall any endorsement or
statement  on  any check or any letter accompanying any check or payment as rent
be  deemed  an  accord  and  satisfaction  and Landlord may accept such check or
payment  without  prejudice  to  Landlord's right to recover the balance of such
rent  or  pursue  any  other  remedy  provided  in  this  Lease.
       18.  LIABILITY  OF  TENANT  FOR  DEFICIENCY
            --------------------------------------
             In the event that the relation of the Landlord and Tenant may cease
or  terminate  by  reason  of  the  re-entry of the Landlord under the terms and
conditions  contained in this Lease or by the ejectment of the Tenant by summary
proceedings  or other judicial process, or after the abandonment of the premises
by the Tenant, it is hereby agreed that the Tenant shall remain liable to pay in
monthly  payments  the  rent  which  accrued  subsequent  to the re-entry by the
Landlord,  and  the  Tenant expressly agrees to pay as damages for the breach of
the  covenants herein contained the difference between the rent reserved and the
rent collected and received (after deducting costs and expenses), if any, by the
Landlord,  during  the  remainder  of the unexpired term, and such difference or
deficiency  between  the  rent  reserved  herein and the rent collected, if any,
shall  become  due  and  payable in monthly payments during the remainder of the
unexpired  term, as the amounts of such difference or deficiency shall from time
to  time  be  ascertained.  Notwithstanding  anything  to the contrary contained
herein,  Tenant  shall have the right to terminate this Agreement on ninety (90)
days  prior  written  notice  pursuant  to  Section  2.
       19.  RIGHT  OF  TENANT  TO  MAKE  ALTERATIONS  AND  IMPROVEMENTS
            -----------------------------------------------------------
             Except  as  otherwise  set  forth  herein,  the Tenant may not make
alterations,  additions  or  improvements  to  the  Leased  Premises without the
written  consent  of  the  Landlord  which  consent  shall  not  be unreasonably
withheld,  conditioned  or delayed.  Such alterations, additions or improvements
shall  be  in  conformity  with  applicable  governmental  and insurance company
                                       10
<PAGE>

requirements and at the end of the term of this Lease shall either be removed by
the  Tenant  (without  damage  to  real property or, if damage is caused to real
property,  with  adequate  repairs  thereto)  or  remain  as  part of the Leased
Premises.  In  the  event  the Landlord requires that they be removed the Tenant
shall  place  the  Leased Premises in the same condition as it was prior to such
alterations, additions or improvements (reasonable wear and tear and loss due to
casualty  excepted).  Notwithstanding  the  foregoing, Landlord's approval shall
not be required for Tenant's installation of electrical outlets, sinks, and sink
connections.
       20.  NON-LIABILITY  OF  LANDLORD
            ---------------------------
             Except  if  due  to  any  leaks  in the roof of the Premises or the
negligence or willful acts of Landlord, its agents or employees, it is expressly
understood  and  agreed  by  and  between the parties to this agreement that the
Landlord  shall  not  be  liable  for any damage or injury to person or property
caused  by  or resulting from steam, electricity, gas, water, rain, ice or snow,
or  any  leak or flow from or into any part of said building, or from any damage
or injury resulting or arising from any other cause or happening whatsoever, nor
shall  Landlord  be  liable  for  any damage caused by other tenants, if any, or
person  in,  upon  or  about  Leased  Premises.  It  is expressly understood and
agreed, in any event, that the Tenant assumes all risk of damage to its property
occurring  in  or  about the Leased Premises, except if due to the negligence or
willful  act  of  Landlord  or  due  to  any  leaks in the roof of the Premises.
       21.  HOLDOVER
            --------
             If the Tenant remains in the premises beyond the expiration date of
this Lease, as it may have been extended or renewed, such holding over in itself
shall  not  constitute a renewal or extension of this Lease, but in such event a
tenancy  from  "month  to month" shall arise at two times the then monthly rent.
       22.  QUIET  ENJOYMENT
            ----------------
             Upon  payment  by the Tenant of the rents herein provided, and upon
the  observance  and  performance  of all the covenants, terms and conditions on
Tenant's  part  to be observed and performed, Tenant shall peaceably and quietly
hold and enjoy the Leased Premises for the term hereby demised without hindrance
                                       11
<PAGE>

or interruption by Landlord or any other person or persons lawfully or equitably
claiming  by, through or under the Landlord, subject, nevertheless, to the terms
and  conditions  of  this  Lease.
       23.  RESERVATION  OF  EASEMENT
            -------------------------
             The  Landlord  reserves  the right to grant itself easements and to
enter  on  the  Leased Premises during normal business hours and after notice to
Tenant  in  order  to  install,  at  its  own cost and expense, driveways, storm
drains,  sewers  and/or utility lines in connection therewith as may be required
by  the  Landlord, or to service, repair, have repaired or replaced, or install,
at  its  own cost and expense, the HVAC system, utility lines, sprinkler system,
and  structural  deficiencies.  The  Landlord  covenants that any such easements
granted  hereunder  shall  not have more than a de minimis adverse effect on the
Leased  Premises  or  Tenant's  use thereof and that Landlord shall use its best
efforts  so  that  the foregoing work and easements shall not interfere with the
normal  operation  of  Tenant's  business.
       24.  ENVIRONMENTAL  RESPONSIBILITY
            -----------------------------
             (a)  Tenant  expressly  covenants  and  agrees  to  indemnify  the
Landlord  against  any  claim,  damage,  liability,  costs,  penalties  or fines
(whether  resulting from failure to obtain required permits, or otherwise) which
the  Landlord may suffer as a result of the Tenant's violation of any portion of
ISRA, the Spill Act or any other environmental pollution to the extent caused by
the  Tenant  in its use of the Leased Premises.  The Tenant covenants and agrees
to  notify  the  Landlord immediately of any claim or notice served upon it with
respect to any such claim the Tenant is in violation of ISRA or the Spill Act or
is  causing  other  environmental  pollution and at its sole cost and expense to
immediately  take  any  and  all  actions  required  by  law.
             (b)  Upon  the Tenant's removal from the premises Tenant agrees, at
all  times  after  said removal to comply with and to indemnify, defend and save
Landlord  harmless  in  respect to any and all claims or causes or actions which
may  be  asserted  against Landlord by reason of Tenant's violation of ISRA, the
Spill  Act  and  any  other  environmental  laws to the extent such violation is
caused  by  Tenant  in  its  use  of  the  Leased  Premises.
                                       12
<PAGE>

             (c)  The  Tenant  hereby  agrees not to handle, store or dispose of
any  hazardous or toxic waste substance upon the Premises which is prohibited by
any  federal,  state  or  local  statute,  ordinance  or  regulation,  except in
compliance  with  such  applicable  laws.
       25.  SUBORDINATION  OF  LEASE
            ------------------------
             This  Lease and the term and estate hereby granted are and shall be
subject  and  subordinate  to  the lien of all mortgages which may now or at any
time  hereafter  affect  all  or  any  portion  of  the  land or building of the
Landlord's interest therein, and to all renewals, modifications, consolidations,
replacements  and  extensions  thereof.  The  foregoing  provisions  for  the
subordination  of  this  Lease shall be self-operative and no further instrument
shall  be  required to effect any such subordination; but Tenant shall, however,
upon  request  by Landlord, at any time or times execute and deliver any and all
instruments  in  a form reasonably acceptable to Tenant that may be necessary or
proper  to  effect  such  subordination  or to confirm or evidence the same.  If
Tenant  shall  fail or otherwise refuse to execute a subordination in accordance
with  this  paragraph, then, and upon such event, Tenant shall be deemed to have
appointed  Landlord  and  Landlord  shall  thereupon  be  regarded  as  the
attorney-in-fact  of  Tenant,  duly authorized for the sole purpose of executing
and delivering the required subordination for and on behalf of Tenant.  Landlord
shall  use  its best efforts to obtain from any mortgagee an agreement providing
that  so  long  as  Tenant  is not in default under the terms of this Lease, the
leasehold  estate  of  Tenant  created  hereby  and  Tenant's peaceful and quiet
possession  of  the  Demised Premises shall be undisturbed by any foreclosure so
long  as  Tenant  continues  to  comply  with  the  terms  of  this  Lease.
     26.  SURRENDER  OF  DEMISED  PREMISES
          --------------------------------
             Upon the expiration or other termination of the term of this Lease,
Tenant shall quit and surrender to the Landlord the Leased Premises, broom clean
and  in  good  order,  ordinary wear and tear and loss due to casualty excepted.
Subject  to  the  provisions herein, the Tenant shall remove all property of the
Tenant  as directed by Landlord, and failing to do so, Landlord may cause all of
said  property  to  be removed at the cost and expense of the Tenant, and Tenant
                                       13
<PAGE>

agrees  to  promptly  pay all costs and expenses incurred thereby.  The Tenant's
obligations  under  this  section shall survive the expiration or termination of
this  Lease.
       27.  CONDEMNATION
            ------------
             If  the  whole or any part of the Leased Premises shall be acquired
or  condemned  by  eminent domain for any public or quasi-public use or purpose,
then  the  term  of  this  Lease shall, at the option of either party, cease and
terminate  as  of  the date of title vesting in such proceedings and all rentals
shall  be  paid  up to that date and Tenant shall have no claim against Landlord
nor  the condemning authority for the value of any unexpired term of this Lease.
Tenant  shall  be  entitled  to  seek  a  separate  award against the condemning
authority for its fixtures, equipment and moving expenses but same shall have no
affect  upon  Landlord's  claim.
  28.  FEES  AND  EXPENSES
       -------------------
             (a)  In  case  suit  shall be brought for recovery of possession of
the  Leased Premises, for the recovery of rent or any other amount due under the
provisions  of this Lease, or because of the breach of any other covenant herein
contained  on  the part of Tenant to be kept or performed, and a breach shall be
established,  Tenant  shall  pay  to  Landlord  all expenses incurred therefore,
including  a  reasonable  attorney's  fee.
             (b)  In  the  event Tenant shall fail to pay any rent or other sums
due,  and such failure shall continue for thirty (30) days, then, in addition to
Landlord's  rights  herein,  interest  shall accrue thereon at the rate of eight
percent  (8%)  per annum from the thirty-first day after due date to the date of
payment.
       29.  NO  REPRESENTATIONS  BY  LANDLORD
            ---------------------------------
             Neither  Landlord  nor  Landlord's  agents  have  made  any
representations  or  promises  with  respect  to  the  physical condition of the
building,  the  land upon which it is erected or the Leased Premises, the rents,
leases,  expenses of operation or any other matter or thing affecting or related
to the Premises except as herein expressly set forth and no rights, easements or
licenses  are acquired by Tenant by implication or otherwise except as expressly
set  forth  in  the provisions of this Lease.  Tenant has inspected the building
                                       14
<PAGE>

and  the  Leased Premises and is thoroughly acquainted with their condition, and
agrees  to  take the same "as is" and acknowledges that the taking of possession
of  the  Leased  Premises by Tenant shall be conclusive evidence that the Leased
Premises  and  the  building  of  which  the  same  form a part were in good and
satisfactory  condition  at  the time such possession was so taken, except as to
latent  defects  and  condition  of the roof.  All understandings and agreements
heretofore  made  between  the parties hereto are merged in this contract, which
alone  fully  and completely expresses the agreement between Landlord and Tenant
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.
        30.   GOVERNING  LAW
              --------------
             The  Lease  shall  be  governed  in all respects by the laws of the
State  of  New  Jersey.
        31.   CLEANING  AND  HEATING,  VENTILATION  AND  AIR-CONDITIONING
              -----------------------------------------------------------
             (a)     Except  as  otherwise  provided herein and at no additional
cost  to  Tenant,  Landlord shall cause the Leased Premises to be cleaned to the
same  extent  in  which such Leased Premises are being cleaned as of the date of
this  agreement.
             (b)     Landlord,  at its sole cost and expense, shall maintain and
operate the Building's heating, ventilating and air-conditioning systems (herein
collectively  called  the  "HVAC system") and shall furnish ventilation, cooling
and heat in the Leased Premises and Common Storage Areas through the HVAC system
during  Tenant's  regular  business hours and in such amounts sufficient for the
conduct  of  Tenant's  use  specified  in  Section  4.
        32.   BIND  AND  INURE
              ----------------
             The  terms,  covenants and conditions of the written Lease shall be
                                       15
<PAGE>

binding  upon  and  inure  to  the  benefit of each of the parties hereto, their
respective  executors,  administrators, heirs and successors and assigns, as the
case  may  be.
        33.   SEVERABILITY
              ------------
             If any term, covenant, condition or provision of this Lease, or the
application  therefor  to  any  person or circumstance, shall ever be held to be
invalid or unenforceable, then in each such event the remainder of this Lease or
the  application  of  such  term,  covenant, condition or provision to any other
person  or  any  other  circumstance  (other  than those as to which it shall be
invalid  or  unenforceable)  shall  not  be  thereby  affected,  and  each term,
covenant,  condition  and provision hereof shall remain valid and enforceable to
the  fullest  extent  permitted  by  law.
        34.   SECURITY
              --------
             Landlord  shall  provide, at no additional cost to Tenant, building
security  to the Premises in the same manner as has been provided by Landlord to
Tenant  prior  to  the date hereof.  Landlord shall have no liability whatsoever
for  any  damages,  costs,  or  expenses  incurred by Tenant or its employees or
invitees  resulting  from  insufficient security at the Leased Premises.  Tenant
shall be solely responsible for obtaining and paying for any additional security
it  deems necessary or appropriate to protect its property and for the safety of
its  employees  or  invitees.
        35.   ACCESS
              ------
             Tenant and its employees, licensees, and invitees shall have access
to  the Leased Premises and Common Storage Areas at all times, 24 hours per day,
365  days  per year, for the conduct of Tenant's business in accordance with the
terms  of  this  Lease  Agreement.

                                       16
<PAGE>
            IN  WITNESS WHEREOF, the parties hereto above placed their hands and
seals  or  caused these presents to be signed by their proper corporate officers
and caused their proper corporate seals to be hereunto affixed, the day and year
first  above  written.

WITNESS:                         NEW  BRUNSWICK  SCIENTIFIC  CO.,  INC.

______________________     By:________________________________
               Name:
                                   Title:

WITNESS:           DGI  BIOTECHNOLOGIES,  INC.

______________________     By:________________________________
                              Name:
                              Title:
                                       17
<PAGE>4

                 THIRD AMENDMENT TO LOAN AND SECURITY AGREEMENT
          This  Third  Amendment  to  Loan and Security Agreement made as of the
11th  day  of  May,  2001  (this  "Amendment")  by  and  between  NEW  BRUNSWICK
SCIENTIFIC CO., INC. (the "Borrower"), a corporation organized under the laws of
the  State  of  New  Jersey,  having an address at 44 Talmadge Road, Edison, New
Jersey 08818-4005 and FIRST UNION NATIONAL BANK (the "Bank"), a national banking
association  formed  under  the  laws of the United States of America, having an
office  at  370  Scotch  Road,  West  Trenton,  New  Jersey  08628.
                              W I T N E S S E T H:
                              -------------------
          WHEREAS,  the Bank and the Borrower previously entered into commercial
lending  arrangements  in  accordance with the terms and conditions of a certain
Loan  and  Security  Agreement  dated  April 1, 1999, as amended by that certain
First  Amendment  to  Loan  and Security Agreement dated as of November 22, 1999
between the same parties and as further amended by that certain Second Amendment
to  Loan  and  Security  Agreement  dated  as  of June 30, 2000 between the same
parties  (the  "Agreement");
          WHEREAS,  the  Borrower  has  violated certain financial covenants and
anticipates  violating  certain  other  financial  covenants  contained  in  the
Agreement  as  a  result  of  a  certain  non-cash write-off involving a certain
investment  of  the  Borrower;  and
          WHEREAS, the Borrower has requested the Bank, and the Bank has agreed,
to  waive said violations and to amend certain of said covenants, subject to the
terms  and  conditions  hereinafter  set  forth.
          NOW,  THEREFORE,  for  and  in  consideration  of mutual covenants and
                                        1
<PAGE>

agreements  herein contained, and other good and valuable consideration, receipt
of  which  is  hereby  acknowledged,  it  is  agreed  as  follows:
1.     The  following  definitions  are  hereby  added  to Subsection 1.1 of the
Agreement  to  read  as  follows:
"Third  Amendment":  That certain Third Amendment to Loan and Security Agreement
 ----------------
dated  as  May  11,  2001  by  and  between  the  Borrower  and  the  Bank.

2.     Subsection 9.23(l) of the Agreement is hereby amended to read as follows:
(l)     Debt  Service Coverage Ratio of Borrower and Subsidiaries.  Borrower and
        ---------------------------------------------------------
its  Subsidiaries, on a consolidated basis, shall, at all times, maintain a Debt
Service  Coverage  Ratio  of  not less than 1.30 to 1.00; provided that the Bank
shall  not  measure  such  Debt Service Coverage Ratio as of September 30, 2000.
For the purposes of this Subsection 9.23(l), "Debt Service Coverage Ratio" shall
be computed on a rolling four quarter basis and shall mean the sum of net income
(adjusted  for any noncash losses, to the extent of the Borrower's investment in
DGI,  resulting  from  equity  offerings of the Borrower's ownership interest in
DGI,  whereby  said  interest  is  reduced from 80% to between 50% and 20%) plus
interest  expense  plus  income  tax  expense  minus  income  tax  benefit  plus
depreciation  and  amortization  plus  rental  or  lease (capital and operating)
payments  payable  or  guaranteed  by the Borrower, minus dividends paid for the
previous  four  consecutive quarters, plus the non-cash write-off related to the
Borrower's  investment  in  Organica,  Inc.  in an amount not to exceed $167,000
divided  by interest expense for the previous four consecutive quarters plus the
current  maturities of long term debt plus current maturities of capital leases,
plus  rental  or  lease (capital or operating) payments payable or guaranteed by
the  Borrower  for  the  previous  four consecutive quarter, as reflected on the
Borrower's  current  financial  statements,  provided  that  excluded  from  the
foregoing  calculation  is payment of the outstanding principal of the Revolving
Loan  with  a  Termination  Date  of  May  31, 2002.  This ratio shall be tested
quarterly.

3.     Subsection 9.23(m) of the Agreement is hereby amended to read as follows:
                                        2
<PAGE>

(m)     Net  Worth of Borrower and Subsidiaries.  Borrower and its Subsidiaries,
        ---------------------------------------
on  a consolidated basis, shall maintain a Net Worth of at least (i) $27,000,000
as  of  June  30,  2001,  (ii)  $27,500,000  as  of September 30, 2001 and (iii)
$27,500,000  plus 85% of fiscal year end 12/31/2001 net income (adjusted for any
noncash  losses,  to  the  extent  of  the Borrower's ownership interest in DGI,
whereby  said  interest  is  reduced  from  80%  to  between 50% and 20%), as of
December  31,  2001  and March 31, 2002 (with no reduction for losses).  For the
purposes  of  this Subsection 9.23(m), "Net Worth" shall mean total assets, plus
negative or minus positive "currency translation adjustment" as reflected on the
Borrower's  balance sheet as of the end of the fiscal quarter being tested minus
Total  Liabilities  (as defined in Subsection 9.23(n) hereof).  For the purposes
of  this  calculation,  loans  (except as permitted by Subsection 9.23(h)(i) and
advances,  investments  and  contributions  to  persons other than the Borrower,
shall  be  subtracted  from total assets.  This ratio shall be tested quarterly.

4.     Borrower  shall pay on demand all reasonable expenses and expenditures of
the Bank, including, without limitation, reasonable attorneys' fees and expenses
     incurred  or  paid  by  the  Bank in connection with this Amendment and all
other  documents  delivered  in  connection  herewith.
5.     This  Amendment  has  been  duly  executed  and  delivered by the parties
hereto,  and  the Agreement, as amended hereby, and all other documents executed
in  connection  with  the  Agreement  and this Amendment, as amended, constitute
legal,  valid  and binding obligations of the parties thereto in accordance with
their  terms.
6.     The  parties hereto confirm and agree that, except as modified or changed
by  virtue  of  this  Amendment  and the other documents delivered in connection
herewith,  the Agreement and the other documents executed in connection with the
Agreement  and this Amendment are and shall remain in full force and effect, and
that  the  parties  hereto  each  are  and  shall  be entitled to all rights and
interests  and  subject  to  all  liabilities  created thereunder and hereunder.
                                        3
<PAGE>

7.     All  capitalized  terms  contained  in this Amendment shall have the same
meanings  ascribed  to  them  in  the  Agreement.
8.     This Amendment may be executed in one or more counterparts, each of which
     shall  constitute  one  and  the  same  Amendment.
     IN  WITNESS  WHEREOF,  the parties hereunto set their hands and cause these
presents  to  be  signed  by  the authorized officers on the date and year first
above  mentioned.

                              NEW  BRUNSWICK  SCIENTIFIC  CO.,  INC.

                              BY:____________________________________

                              FIRST  UNION  NATIONAL  BANK

                              BY:_____________________________________

                                        4
<PAGE>

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