Document:

White March Lease

    Exhibit
      10.2

    
 

    CORPORATE
      PLACE I

    STANDARD
      FORM

    OFFICE
      LEASE AGREEMENT

    

    THIS
      OFFICE LEASE AGREEMENT, is made as of this sixteenth day of March, 2007, by
      CORPORATE PLACE I BUSINESS TRUST ("Landlord"), and COSTAR GROUP, INC., a
      Delaware corporation ("Tenant").

     

    Lease

     

    IN
      CONSIDERATION of the Rent hereinafter reserved and the agreements set forth
      in
      the General Terms and Conditions, and any and all Exhibits and Riders hereto,
      as
      well as any other schedules or attachments hereto, Landlord hereby leases to
      Tenant and Tenant rents from the Landlord the Premises, located in the Building
      within the Center, for the Term. Landlord and Tenant agree as
      follows.

     

    1. Summary
      of Lease Terms; Summary of Certain Defined Words and
      Phrases.
      The
      following is a summary of certain of the terms, defined words and phrases of
      this Lease. These shall have the following meanings, when used in the foregoing
      grant and in the following Sections, Subsections, Exhibits and Rider, in the
      attached General Terms and Conditions of Lease, and in all the other schedules
      or attachments, and are in addition to the definitions contained in Section
      23
      of the General Terms and Conditions to Lease.

     

    1.1. Advance
      Rent: $63,334.46,
      representing the Monthly Installment of Basic Rent for the first month of the
      Term.

     

    1.2. Base
      Operating Costs:$5.60
      per
      square feet of the Premises ($181,109.60).

     

    1.3. Base
      Taxes:
      The
      Taxes assessed in the Tax Year which commenced or which commences July 1,
      2007.

     

    1.4. Basic
      Rent: The
      annual sum of $760,013.50 payable in equal consecutive monthly installments
      of
      $63,334.46
      with
      respect to the first Lease Year of the Term, thereafter subject to the Basic
      Rent Adjustment as provided in Section 5.2 of the General Terms and Conditions
      to Lease. 

     

    1.5. Basic
      Rent Adjustment: For
      the
      second and each successive Lease Year, three percent (3.0%). Basic Rent shall
      be
      payable during the Term in accordance with the following schedule:

     

    
      	
              Lease
                Year

            	
              Annual
                Basic Rent

            	
              Monthly
                Installment

            
	
              1

            	
              $760,013.50

            	
              $63,334.46

            
	
              2

            	
              $782,813.91

            	
              $65,234.49

            
	
              3

            	
              $806,298.32

            	
              $67,191.53

            
	
              4

            	
              $830,487.27

            	
              $69,207.27

            
	
              5

            	
              $855,401.89

            	
              $71,283.49

            

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    1.6. Building: The
      building situate within the Center and having the address of 8140 Corporate
      Drive, White Marsh, Maryland 21236, as shown on Exhibit
      A-1,
      and
      containing 75,687 square feet as of the date hereof.

     

    1.7. Center: That
      certain office/industrial development consisting of a parcel of land containing
      5.02667 acres, more or less, and shown and designated as Lot 105A on a plat
      entitled “First Amended Plat Corporate Place”, which plat is recorded among the
      Land Records of Baltimore County, Maryland as Plat SM No. 74, folio 38, and
      including the Building and all other buildings or other improvements now
      existing or hereafter to be constructed thereon, all generally as shown on
      Exhibit
      A-1.

     

    1.8. Commencement
      Date: The
      date
      upon which Landlord tenders possession of the Premises to Tenant following
      Substantial Completion of the Leasehold Improvements, as further provided in
      Section 3 of the General Terms and Conditions to Lease.

     

    1.9. Common
      Area Factor:
      12% of
      the area of the Premises measured as provided in Section 1 of the General Terms
      and Conditions to Lease and in accordance with the BOMA Method, American
      National Standard ANSI/BOMA Z65.1-1996.

     

    1.10. Deposit: The
      aggregate of (a) the Advance Rent, which shall be held until the Commencement
      Date and then applied as provided in Section 1.1, plus
      (b)
      $71,283.49, which shall be held by Landlord and applied as provided in
      Subsection 5.7 of the General Terms and Conditions.

     

    1.11. Landlord's
      Notice Address: Care
      of
      Corporate Office Properties Trust, 6711 Columbia Gateway Drive, Suite 300,
      Columbia, Maryland 21046.

     

    1.12. Landlord's
      Rental Payment Address: Care
      of
      Corporate Office Properties, L.P., P.O. Box 64521, Baltimore, Maryland
      21264-4521.

     

    1.13. Named
      Broker: Lincoln
      Property Company.

     

    1.14. Permitted
      Use: The
      use
      of the Premises as commercial office space.

     

    1.15. Premises;
      Rentable Area of the Premises: That
      portion of the Building leased by Tenant from Landlord and shown outlined on
      Exhibit
      A-2,
      containing a total of 32,341 square feet (26,534 square feet of which is located
      on the third floor of the Building and 5,807 square feet of which is located
      on
      the first floor of the Building)(the “Rentable Area of the Premises”), including
      any Common Area Factor indicated in Section 1.9 and known and designated as
      Suites 100 & 300, subject to measurement and confirmation as further
      described in Section 1 of the General Terms and Conditions to
      Lease.

     

    1.16. Tenant's
      Notice Address: The
      term
CoStar
      Group, Inc., 2 Bethesda Metro Center, 10th Floor, Bethesda, Maryland 20814,
      Attn.: Martha Sichol, Director of Facilities and Administration.
      

     

    1.17. Term: A
      period
      of sixty (60) calendar months plus the fractional part of a calendar month
      (if
      any) commencing on the Commencement Date.

     

    2. Exhibits. The
      following Exhibits are attached to this Lease, and such documents, as well
      as
      all drawings and documents prepared pursuant thereto, shall be deemed to be
      a
      part hereof:

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

     

    Exhibit
      A-1 - Site
      Plan
      of Center

    Exhibit
      A-2 - Floor
      Plan or other Depiction of Location of Premises

    Exhibit
      A-3 - Restricted
      Parking and Smoking Zones

    Exhibit
      B - Construction
      Provisions for Leasehold Improvements

    Exhibit
      B-1 - Base
      Building/Leasehold Improvements Delineation and Building Standard Specifications
      for Leasehold Improvements

    Exhibit
      B-2 - Time
      Schedule for Construction

    Exhibit
      C - Rules
      and
      Regulations

    Exhibit
      D - Form
      of
      Commencement Date Letter

     

    3. General
      Terms and Conditions. The
      General Terms and Conditions to Lease, numbered as Sections 1 through 23,
      attached hereto, are an integral part of this Lease and are incorporated herein
      by reference. 

     

    4. Rider. Any
      Rider
      to Lease which is attached hereto and dated of even date is intended to be
      an
      integral part of this Lease and is incorporated herein by
      reference.

     

    IN
      WITNESS WHEREOF, the parties hereto have executed this Office Lease Agreement,
      or have caused the same to be executed on their respective behalves by their
      duly authorized representatives, the date and year first above
      written.

    

      
        	
                WITNESS:      

                 

              	
                LANDLORD:

                 

                 

                 

                CORPORATE
                  PLACE I BUSINESS TRUST, a Maryland business trust, by COMMERCIAL
                  PROPERTY
                  INVESTORS TRUST COMPANY, LLC, as trustee

                 

              
	
                /s/
                  (illegible)                            
                        

                 

              	
                By: /s/Roger
                  A. Waesche, Jr.       (seal)

                   Roger Waesche,
                  Jr.,
                  Executive Vice President

                 

              
	 	
                 

                 

                TENANT:

                 

                 

                 

                COSTAR
                  GROUP, INC., a Delaware corporation

                 

              
	
                /s/
                  Martha E
                  Sichol                
                       

                 

              	
                By: /s/
                  Frank
                  Carchedi                  
                   (seal)

                 

                Frank
                  Carchedi              
                     

                 

                Name

                 

              
	 	
                C.F.O                               
                        

                 

              
	 	
                Title

                 

              

      

       

    

     

    {acknowledgements
      appear on following page}

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

    Acknowledgements

    

    State
      of
      Maryland

    County
      of
      Howard, to wit:

    

    On
      this
      16th day of March, 2007, before me, the undersigned officer, personally appeared
      Roger A. Waesche, Jr. who acknowledged himself to be the President of Commercial
      Property Investors Trust, LLC, a Maryland corporation, which is Trustee of
      Corporate Place I Business Trust, a Maryland business trust, and on behalf
      of
      said limited liability company and said trust, did acknowledge that he, as
      such
      officer, being authorized so to do, executed the foregoing instrument for the
      purposes therein contained, by signing the name of such limited liability
      company as such Trustee by himself as such officer.

    

    IN
      WITNESS WHEREOF, I hereby unto set my hand and official seal.

    

    

    _/s/
      Samantha Keeton_________________(seal)

    Notary
      Public

    

    My
      Commission expires:

    

    ____July 14,
      2009_________________________

    

    

    State
      of
      Maryland

    County
      of
      Montgomery, to wit:

    

    On
      this
      9th day of March, 2007, before me, the undersigned officer, personally appeared
      Frank Carchedi who acknowledged himself/herself to be the C.F.O. of Costar
      Group, Inc., a Delaware corporation, and on behalf of said corporation did
      acknowledge that he/she as such officer being authorized so to do executed
      the
      foregoing Lease for the purposes therein contained by signing the name of the
      corporation by himself/herself as such officer.

    

    IN
      WITNESS WHEREOF, I hereby unto set my hand and official seal.

    

    

    _/s/
      Lisa Springer___________________(seal)

    Notary
      Public

    

    My
      Commission expires:

    

    ___January
      7, 2009__________________________

    
      
        

        
        

      

      
        4

        
          

        

      

      
        
        

      

    

    

    CORPORATE
      PLACE I

    STANDARD
      FORM

    OFFICE
      LEASE AGREEMENT

    

    EXHIBIT
      A-1

    SITE
      PLAN OF CENTER

    AND

    EXHIBIT
      A-2

    FLOOR
      PLAN OR OTHER DEPICTION OF LOCATION OF PREMISES

    

    See
      page or pages which follow

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

     

     

    [SITE
      PLAN OF CORPORATE PLACE INTENTIONALLY OMITTED]

     

     

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

    
 

    
      [FLOOR
        PLAN OF CORPORATE PLACE INTENTIONALLY OMITTED]

    

     

     

    
      
         

        

        
        

      

      
        7

        
          

        

      

      
        
        

      

    

    CORPORATE
      PLACE I

    STANDARD
      FORM

    OFFICE
      LEASE AGREEMENT

    

    EXHIBIT
      A-3

    RESTRICTED
      PARKING AND SMOKING ZONES

     

     

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

     

     

    [RESTRICTED
      PARKING AND SMOKING ZONES FOR CORPORATE PLACE
      INTENTIONALLY OMITTED]

    
 

    
      
         

        

        
        

      

      
        9

        
          

        

      

      
        
        

      

    

    CORPORATE
      PLACE I

    STANDARD
      FORM

    OFFICE
      LEASE AGREEMENT

     

    EXHIBIT
      B

    CONSTRUCTION
      PROVISIONS FOR LEASEHOLD IMPROVEMENTS

    

    1. Completion
      of Final Plans and Specifications. On
      or
      before February 23, 2007, Tenant shall provide Landlord with the proposed Plans
      and Specifications for Landlord’s review and approval. Within five (5) business
      days following Landlord’s receipt of the proposed Preliminary Plans and
      Specifications, Landlord shall review and approve the same or shall provide
      comments to Tenant suggesting further revisions to the same. Thereafter the
      parties shall cooperate and exercise commercially reasonable efforts and due
      diligence to complete and finalize the Preliminary Plans and Specifications
      (the
“Final Plans and Specifications”) by April 16, 2007. Notwithstanding anything to
      the contrary set forth in this Lease, “Final Plans and Specifications” shall be
      deemed to include all architectural drawings, construction drawings and
      mechanical, engineering and plumbing drawings such that Landlord is able to
      obtain any required permits in connection with the commencement of the
      construction described herein. Attached hereto as Exhibit
      B-2
      is a
      proposed time schedule (the “Proposed Time Schedule”) generally providing for
      the parties’ expectations of completion of the construction of the Leasehold
      Improvements. The parties acknowledge that the time periods set forth on
Exhibit
      B-2
      solely
      reflect the anticipated times for completion of the stages of construction
      of
      the Leasehold Improvements and agree to use commercially reasonable efforts
      to
      follow the such time periods.

     

    2.  Compliance
      with Base Building/Leasehold Improvements Delineation and Building Standard
      Specifications for Leasehold Improvements. Attached
      hereto as Exhibit
      B-1
      are the
      Base Building/Leasehold Improvements Delineation and the Building Standard
      Specifications for Leasehold Improvements (the “Base Building Standards”). The
      construction of the Leasehold Improvements shall be performed in accordance
      with
      the Base Building Standards.

     

    3. Compatibility
      with Existing Improvements. Notwithstanding
      anything to the contrary set forth herein, the Leasehold Improvements shall
      be
      compatible with existing Building systems. The cost of any supplementation,
      expansion, replacement or reinforcement of the existing Building systems
      necessitated by or in connection with the design of the Leasehold Improvements
      shall be borne solely by Tenant, subject to the Allowance set forth below unless
      such Allowance has been fully expended in which event, Tenant shall pay such
      costs at its sole cost and expense.

     

    4. Construction
      of Premises. Promptly
      following the completion of Final Plans and Specifications and determination
      of
      final pricing of completion of Leasehold Improvements based on the Final Plans
      and Specifications, the Leasehold Improvements shall be constructed within
      the
      Premises for Tenant's use and occupancy in accordance with the Final Plans
      and
      Specifications and as further provided below.

     

    5. Changes
      to Preliminary Plans and Specifications, Final Plans and Specifications;
      Adjustment to Basic Rent.

     

    5.1. The
      parties acknowledge and agree that the Basic Rent set forth in Lease Section 1
      incorporates Landlord's allowance in the amount of One Million, One Hundred
      Thirty-One Thousand, Nine Hundred Thirty-Five Dollars ($1,131,935.00) toward
      the
      cost of completion of the Leasehold

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

       

      Improvements
        (the "Allowance"). Tenant
        shall pay any increase in the actual cost to complete the Leasehold Improvements
        (as determined by Landlord) in excess of the Allowance (a "Proposed Adjustment")
        as follows: (i) one-half (1/2) of such excess shall be payable by Tenant
        upon
        Tenant’s execution of a construction contract with respect to the completion of
        the Leasehold Improvements described herein, and (ii) the remaining one-half
        (1/2) balance shall be paid within thirty (30) days of the Commencement Date.
        (The Allowance shall be proportionately adjusted based on any remeasurement
        of
        the Premises as provided in Section 1 of the General Terms and Conditions
        to
        Lease.)

    

     

    5.2. Landlord
      shall notify Tenant of any Proposed Adjustment when Landlord notifies Tenant
      of
      Landlord's approval of the Final Plans and Specifications or when Tenant
      requests changes to the Final Plans and Specifications during the course of
      Leasehold Improvement construction. In either case Tenant shall have five (5)
      days (not counting any intervening Saturday, Sunday or holiday) following the
      date of receipt of Landlord's notice of a Proposed Adjustment within which
      to
      accept or reject the same, and Tenant shall be deemed to have accepted and
      approved the Proposed Adjustment unless Tenant shall have given Landlord Notice
      to the contrary within such five (5) day period. 

     

    5.3. If
      Tenant
      rejects Landlord's Proposed Adjustment made during preparation of the Final
      Plans and Specifications then Tenant shall be required to revise its proposed
      Final Plans and Specifications in order to permit the Leasehold Improvements
      to
      be constructed for a sum not to exceed the Allowance. If Tenant fails or refuses
      to make such revisions and to resubmit conforming Final Plans and Specifications
      within ten (10) business days following the date of Tenant's original notice
      rejecting Landlord's Proposed Adjustment, then Landlord may make the appropriate
      revisions to the proposed Final Plans and Specifications so as to conform the
      same to the Preliminary Plans and Specifications and so that the Leasehold
      Improvements may be constructed for a cost not to exceed the Allowance (in
      which
      case Landlord's costs in making and/or reviewing such plans revisions shall
      be
      charged to Tenant as Additional Rent) or else, and at Landlord's sole option
      and
      discretion. 

     

    5.4. If
      Tenant
      rejects Landlord's Proposed Adjustment made in response to Tenant's request
      during construction for changes to the Final Plans and Specifications then
      Landlord shall not be obligated to accept such proposed change or to perform
      or
      allow to be performed any construction in accordance with any such proposed
      change. If, however, Tenant accepts a Proposed Adjustment (either by failure
      of
      response or else by express notice of acceptance given within the required
      five
      (5) day period as above set forth) then Tenant agrees to execute and acknowledge
      such instruments confirming such acceptance as Landlord may from time to time
      require, in which case Landlord shall construct or allow to be constructed
      all
      of the Leasehold Improvements required by the Final Plans and Specifications,
      including all agreed-upon changes thereto. 

     

    6. Construction
      Contract; Subcontracts; Permits.

     

    6.1. The
      contract for construction of the Leasehold Improvements shall be competitively
      bid to no less than three (3) general contractors approved in advance by
      Landlord, one of which shall be Landlord’s contractor and one of which shall be
      a contractor selected by Tenant. Such construction shall be performed by the
      contractor offering the lowest bid (or in the alternative, by a contractor
      not
      offering the lowest bid provided such contractor is approved by Landlord in
      its
      reasonable discretion), in general accordance with the Proposed Time Schedule
      attached hereto as Exhibit
      B-2 and
      pursuant to a contract generally providing for the completion of the Leasehold
      Improvements in accordance with the Final Plans and Specifications for a price
      equal to such contractor's cost of Leasehold Improvements (subcontractors'
      prices plus fees, design costs and permits) plus a fixed percentage of
      the

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

       

      same.
        One
        (1) time during the bidding process and upon notice to Landlord, Tenant may
        make
        changes to the Plans and Specifications without the same being considered
        a
        Tenant delay, provided however, such changes are made within five (5)
        consecutive business days of Tenant’s notice to Landlord. Any increase in the
        cost of constructing the Leasehold Improvements pursuant to such changes
        in
        excess of the Allowance shall be deemed a Proposed Adjustment payable by
        Tenant
        in accordance with Section 5 of this Exhibit
        B.

    

     

    6.2. If
      the
      selected contractor is a contractor other than Landlord’s contractor, then
      Landlord shall receive a supervisory fee in the amount of three percent (3%)
      of
      the cost of the Leasehold Improvements which supervisory fee shall, in any
      event, not exceed Forty Thousand Dollars ($40,000.00) and shall be deducted
      from
      the Allowance, for which Landlord will oversee the construction performed by
      the
      general contractor to ensure (i) compliance with the rules and regulations
      set
      forth in the Lease and as established for the Building and the Center generally,
      (ii) that the construction does not interfere with other tenants’ uses of their
      respective premises or the Common Areas of the Building and (iii) that the
      Leasehold Improvements are in compliance with building standard
      qualities.

     

    6.3. The
      contractor performing the construction of the Leasehold Improvements shall
      obtain all permits required in connection with such work, and the cost of all
      fees in connection with the issuance of such permits shall be included within
      the Allowance or otherwise reimbursed by Tenant unless the parties otherwise
      agree in writing. Notwithstanding the foregoing, Landlord shall obtain the
      certificate of occupancy.

     

    6.4. At
      all
      times during construction, the general contractor and any subcontractors shall
      adhere to Landlord’s rules and regulations regarding construction activities as
      the same may be established by Landlord from time to time. Upon completion
      of
      the Leasehold Improvements, the general contractor shall provide Landlord with
      as-built drawings, operating manuals and lien waivers with respect to the
      same.

     

    

     

     

     

    

     

    
      
        

        
        

      

      
        12

        
          

        

      

      
        
        

      

    

    CORPORATE
      PLACE I

    STANDARD
      FORM

    OFFICE
      LEASE AGREEMENT

     

    EXHIBIT
      B-1

    BASE
      BUILDING/LEASEHOLD IMPROVEMENTS DELINEATION and BUILDING STANDARD SPECIFICATIONS
      FOR LEASEHOLD IMPROVEMENTS 

    

    The
      following delineation is intended to clarify the definition of “Base Building”
and “Base Building Work” along with “Leasehold Improvement” and “Leasehold
      Improvement Work”.

    

    
      	
               

               

              ARCHITECTURAL

            	
              Base

              Building

              Work

            	
              Leasehold

              Improvement

              Work

            
	
              Sealed
                Concrete Floors in Mech/Elec/Tel/Jan Rooms

            	
              X

            	 
	
              Gypsum
                Board (taped and spackled):

            	 
	
              sPerimeter
                Drywall

            	 	
              X

            
	
              sColumn
                Wrap

            	 	
              X

            
	
              sCore
                Wrap

            	
              X

            	 
	
              sCorridor
                and 1⁄2 of Demising Partitions

            	
              X
                

              (multi-tenant
                floors only)

            	
              X

              (full
                floor tenant)

            
	
              sPartitions
                in Tenant Areas

            	 	
              X

            
	
              Toilet
                rooms (all finishes)

            	
              X

            	 
	
              MEP
                rooms (all finishes)

            	
              X

            	 
	
              Exit
                Stairs (all finishes)

            	
              X

            	 
	
              Janitor
                Closets (all finishes)

            	
              X

            	 
	
              Main
                Lobby (all finishes)

            	
              X

            	 
	
              Typical
                Elevator Lobby (all finishes)

            	
              X

              (multi-tenant
                floors)

            	
              X

              (full
                floor tenant)

            
	
              Painting/Wallcovering
                in Tenant Area

            	 	
              X

            
	
              Ceiling
                Grid in Tenant Area

            	
              X

            	 
	
              Ceiling
                Tile Stocked on Floor

            	
              X

            	 
	
              Install
                Ceiling Tile in Tenant Area

            	 	
              X

            
	
              Floor
                Covering in Tenant Area

            	 	
              X

            
	
              Horizontal
                Mini-blinds at Perimeter Windows

            	
              X

            	 
	
              Doors
                and Hardware:

            	 
	
              sCore

            	
              X

            	 
	
              sTenant
                Area

            	 	
              X

            
	
              Millwork

            	 	
              X

            
	
              Appliances

            	 	
              X

            
	
              ADA
                Code Requirements:

            	 
	
              sSite,
                Building Entries and Main Lobby

            	
              X

            	 
	
              sTenant
                Areas

            	 	
              X

            

    

    

    

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

       

    

    
      	
               

               

              ELECTRICAL/TELECOMMUNICATIONS

            	
              Base

              Building

              Work

            	
              Leasehold
                Improvement

              Work

            
	
              Main
                Electric Service to Building

            	
              X

            	 
	
              Electrical
                Service to Floor Closets

            	
              X

            	 
	
              Distribution/Connections
                to Tenant Improvements

            	 	
              X

            
	
              Lighting:

            	 
	
              sCore
                Bathrooms and Closets

            	
              X

            	 
	
              sFire
                Stairways

            	
              X

            	 
	
              sMain
                Lobby

            	
              X

            	 
	
              sTypical
                Floor Lobbies

            	
              X

              (multi-tenant
                floors)

            	
              X

              (full
                floor tenant)

            
	
              sTenant
                Light Fixtures Stocked on Floor

            	
              X

            	 
	
              sWiring
                Light Fixtures in Tenant Area

            	 	
              X

            
	
              Electrical
                Power:

            	 
	
              sCore
                (as required by Code)

            	
              X

            	 
	
              sTenant
                Area

            	 	
              X

            
	
              Fire
                Alarm System (per Code):

            	 
	
              sMain
                Fire Alarm Control Panel

            	
              X

            	 
	
              sAnnunciator
                Panel

            	
              X

            	 
	
              sStrobes/Horns
                in Core Area

            	
              X

            	 
	
              sStrobes/Horns
                in Tenant Area

            	 	
              X

            
	
              Exit
                Lighting:

            	 
	
              sCore
                Areas

            	
              X

            	 
	
              sTenant
                Areas

            	 	
              X

            
	
              Telephone/Data
                Distribution:

            	 
	
              sIncoming
                Telephone/Data Service to Main Telephone Room 

            	
              X

            	 
	
              sTenant
                Telephone/Data Service

            	 	
              X

            
	
              sVertical
                Riser (sleeves only)

            	
              X

            	 
	
              sGrounding
                System

            	
              X

            	 
	
              sHorizontal
                Distribution

            	 	
              X

            

    

     

     

    
      	
              MECHANICAL

            	 	 
	
              Main
                Air Handling Units

            	
              X

            	 
	
              Perimeter
                & Interior Zone VAV Boxes (provided at a density of 1/750
                sf)

            	
              X

            	 
	
              Electrical
                Heat at Perimeter VAV Boxes

            	
              X

            	 
	
              Control
                Wiring & Thermostats for VAV Boxes

            	
              X

            	 
	
              Ductwork/Distribution:

            	 	 
	
              sSupply/Return
                Trunk Ducts

            	
              X

            	 
	
              sDuctwork
                to Shell Building VAV Boxes

            	
              X

            	 
	
              sDuct/Flex
                Run-Outs

            	 	
              X

            
	
              sDiffusers

            	 	
              X

            
	
              Supplemental
                A/C Units

            	 	
              X

            

    

     

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

       

       

    

    
      	
               

               

               

              MECHANICAL
                (CONT’D)

            	
               

               

               

              Base

              Building

              Work

            	
               

               

               

              Leasehold
                Improvement

              Work

            
	
              Exhaust/Ventilation:

            	 
	
              sCore
                Rooms

            	
              X

            	 
	
              sToilet
                Rooms

            	
              X

            	 
	
              sElevator
                Shafts

            	
              X

            	 
	
              sStairs

            	
              X

            	 
	
              sSpecial
                Tenant Requirements

            	 	
              X

            

    

    

    
      	
              FIRE
                PROTECTION/SPRINKLERS

            
	
              Sprinkler
                System:

            	 
	
              sVertical
                Standpipes

            	
              X

            	 
	
              sHorizontal
                Main Loop Per Floor

            	
              X

            	 
	
              sMain
                Flow and Tamper Switches

            	
              X

            	 
	
              sBranches,
                Drops and Heads:

            	 
	
              Ø  For
                Shell Construction

            	
              X

            	 
	
              Ø  Per
                Tenant Partition Layout

            	 	
              X

            
	
              Fire
                Extinguisher/Cabinets:

            	 
	
              sCore
                Area (as required by Code)

            	
              X

            	 
	
              sTenant
                Area

            	 	
              X

            
	
               

              PLUMBING

            	 	 
	
              Core
                Bathrooms (complete with all Code required plumbing and fixtures
                for the
                Base Building work)

            	
              X

            	 
	
              Wet
                Stacks (2 per floor)

            	
              X

            	 
	
              Electric
                Water coolers (per Code)

            	
              X

            	 
	
              Janitor’s
                Sink

            	
              X

            	 
	
              Plumbing
                For All Tenant Work

            	 	
              X

            

    

    

    
      	
              SECURITY
                ACCESS CONTROL

            	 	 
	
              After
                Hours Access Control:

            	 
	
              sExterior
                Entry Doors to Building

            	
              X

            	 
	
              sTenant
                Areas

            	 	
              X

            

    

    

    
      
        
           

        
        

      

      
        15

        
          

        

      

      
        
        

      

    

    BUILDING
      STANDARD SPECIFICATIONS 

    FOR
      LEASEHOLD IMPROVEMENTS

    

    This
      summary is intended to describe in general terms the Landlord’s Building
      Standard Specifications for the construction of Leasehold Improvements. This
      summary is not
      intended to be used for bidding and construction. Refer to the companion
      document ‘Building Standard Specifications Manual for Tenant Improvements’ dated
      February 3, 2004 r.2 for procedures, design criteria and detailed construction
      specifications.

    

    Partitions
      Drywall
      on metal studs carried to the underside of ceiling grid. Demising partitions are
      carried to the underside of the structural deck. Partitions around conference
      rooms, kitchens, lunchrooms and copy rooms receive sound attenuating
      insulation.

    

    Doors
      & Frames
      Primary
      entrance to the Premises from a multi-tenant corridor is Landlord’s standard
‘Typical Recessed Tenant Suite Entry’ design. Entrance Door standard is a 3’ x
      8’ flush solid-core stained wood door set in a satin aluminum frame with an
      integral sidelight. Hardware is a mortised, satin chrome finish lever lockset
      and a satin chrome plated closer. Interior Door standard is a 3’ x 7’ flush
      solid-core stained wood veneer door set in a painted hollow metal frame.
      Hardware is a cylindrical, satin chrome finish lever latchset.

    

    Wall
      Finish
      All
      walls are painted with primer plus two coats of eggshell latex paint, one color
      throughout. At Tenant’s option, other finishes such as accent paint, vinyl
      wallcovering and fabric wallcovering may be used in the reception area,
      conference rooms and private offices.

    

    Ceilings
      2’
x
      4’
Celotex “Baroque Customline” acoustic ceiling tile for all areas within the
      Premises. First floor ceiling height is 9’-0” above finished floor. Second Floor
      ceiling height is 9’-0” AFF. At Tenant’s option, drywall bulkheads and soffits
      may be incorporated in the design of the Premises.

    

    Flooring
      26
      oz.
      patterned level-loop nylon carpet, equal to “Bar None” by Designweave for all
      areas within the Premises. At Tenant’s option, 30 oz. nylon solid color cut-pile
      carpet, equal to “Windswept Esq.” by Designweave in conference rooms and private
      offices. Tenant to select one color from standard binder options. In lieu of
      carpet, kitchens, lunchrooms, storage rooms and utility areas are to receive
      vinyl composition tile. 4” high charcoal gray vinyl cove base installed
      throughout the Premises. 

     

    Kitchens
      At
      Tenant’s option, kitchen/coffee areas may be incorporated in the design of the
      Premises. Standard is flush plastic laminate faced upper and lower cabinets
      with
      plastic laminate countertop, sink, plumbing and electrical connections for
      Tenant supplied appliances.

    

    Mechanical
      A
      complete
      heating and cooling system including ductwork, VAV boxes, perimeter supply
      diffusers, interior supply diffusers and return air grilles. Computerized DDC
      temperature controls are linked to electronic thermostats located within the
      Premises. Kitchens and lunchrooms have an exhaust fan ducted to the
      roof.

     

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

    

    Fire
      Sprinklers
      Sprinkler heads are chrome recessed pendant style. 

    

    General
      Office Lighting
      2’ x 4’
18-cell high-efficiency parabolic fluorescent light fixtures throughout the
      Premises. At Tenant’s option other specialty light fixtures may be incorporated
      in the design of the Premises, including fluorescent downlights and fluorescent
      wallwashers.

    

     

    Switches
      and Receptacles Ivory
      single pole toggle switch with stainless steel cover plate for all lighting
      circuits. Ivory 120-volt duplex receptacle with stainless steel cover plate
      for
      all convenience circuits.

     

    

    Communications
      Ring
      and
      pull string from telephone/data jack locations to the ceiling plenum. Tenant
      shall be responsible for all telephone and data wiring to the switch/router
      within the Premises and to the telephone/data service provider interface in
      the
      Main Electric Room.

     

    
      
        

        
        

      

      
        17

        
          

        

      

      
        
        

      

    

    CORPORATE
      PLACE I

    STANDARD
      FORM

    OFFICE
      LEASE AGREEMENT

     

    EXHIBIT
      B-2

    TIME
      SCHEDULE FOR CONSTRUCTION

     

    
      
        
        

      

      
        18

        
          

        

      

      
        
        

      

    

    

     

    [TIME
      SCHEDULE FOR CONSTRUCTION INTENTIONALLY OMITTED]

    
 

    
      
        

        
        

      

      
        19

        
          

        

      

      
        
        

      

    

    CORPORATE
      PLACE I

    STANDARD
      FORM

    OFFICE
      LEASE AGREEMENT

     

    EXHIBIT
      C

    RULES
      & REGULATIONS TO LEASE

    

    1. The
      Common Areas shall not be obstructed or encumbered by any tenant or used for
      any
      purpose other than ingress and egress to and from its premises, and no tenant
      shall permit any of its employees, agents, licensees or invitees to congregate
      or loiter in any of the Common Areas. 

     

    2. No
      tenant
      shall invite to, or permit to visit, its premises persons in such numbers or
      under such conditions as may interfere with the use and enjoyment by others
      of
      the Common Areas. 

     

    3. Fire
      exits and stairways are for emergency use only, and they shall not be used
      for
      any other purposes by any tenant, or the employees, agents, licensees or
      invitees of any tenant. 

     

    4. Landlord
      reserves the right to control and operate, and to restrict and regulate the
      use
      of, the Common Areas in such manner as it deems best for the benefit of the
      tenants generally, including the right to allocate certain elevators (in
      elevator-service buildings) for delivery service, and the right to designate
      which Building entrances shall be used by persons making deliveries in the
      Building. 

     

    5. No
      doormat of any kind whatsoever shall be placed or left in any public hall or
      outside any entry door of any premises.

     

    6. No
      awnings or other projections shall be attached to the outside walls of the
      Building. 

     

    7. No
      curtains, blinds, shades or screens shall be attached to or hung in, or used
      in
      connection with, any window or door of any tenant's premises, without the
      consent of Landlord. Such curtains, blinds, shades or screens must be of a
      quality, type, design and color, and attached in the manner, approved by
      Landlord. In order that the Building can and will maintain a uniform appearance
      to those persons outside of the Building, each tenant occupying the perimeter
      areas of the Building shall (i) use only building standard lighting in areas
      where lighting is visible from the outside of the Building and (ii) use only
      building standard blinds in window areas which are visible from the outside
      of
      the Building. [SEE
      RIDER]

     

    8. No
      sign,
      insignia, advertisement, lettering, notice or other object shall be exhibited,
      inscribed, painted or affixed by any tenant on any part of the exterior or
      interior of any tenant's premises or the Building or on doors, corridor walls,
      the Building directory or in the elevator cabs without the prior approval of
      Landlord as to size, color, style, content and location and tenant shall obtain
      all necessary approvals and permits from governmental or quasi-governmental
      authorities in connection with such signs. Such signs shall, at the expense
      of
      each tenant, be inscribed, painted or affixed by sign-makers approved by
      Landlord. In the event of the violation of the foregoing by any tenant, Landlord
      may remove such signs without any liability, and may charge the expense incurred
      in such removal and subsequent surface restoration to the tenant or tenants
      violating this Rule. [SEE
      RIDER]

     

    9. No
      bicycles, vehicles, animals (except seeing eye dogs) fish or birds of any kind
      shall be brought into, or kept in or about any premises within the
      Building.

     

    
      
        
        

      

      
        20

        
          

        

      

      
        
        

      

    

     

    10. No
      noise,
      including, but not limited to, music, the playing of musical instruments,
      recordings, radio or television, which, in the judgment of Landlord, might
      disturb other tenants in the Building, shall be made or permitted by any tenant.
      Nothing shall be done or permitted by any tenant which would impair or interfere
      with the use or enjoyment by any other tenant or any other space in the
      Building. [SEE
      RIDER]

     

    11. Nothing
      shall be done or permitted in the tenant's premises, and nothing shall be
      brought into, or kept in or about the premises, which would impair or interfere
      with any of the HVAC, plumbing, electrical, structural components of the
      Building or the services of the Building or the proper and economic heating,
      cleaning or other services of the Building or the premises, nor shall there
      be
      installed by any tenant any ventilating, air-conditioning, electrical or other
      equipment of any kind which, in the judgment of Landlord, might cause any such
      impairment or interference. No tenant, nor the employees, agents, licensees
      or
      invitees of any tenant, shall at any time bring or keep upon the premises any
      flammable, combustible or explosive fluid, chemical or substance. [SEE
      RIDER]

     

    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 locks or the mechanism
      thereof. Duplicate keys for the premises and lavatories shall be procured only
      from Landlord, and Landlord may make a reasonable charge for the same. Tenant
      shall not permit any duplicate keys to be made. Each tenant shall, upon the
      expiration or sooner termination of the Lease of which these Rules and
      Regulations are a part, turn over to Landlord all keys to stores, offices and
      lavatories, either furnished to, or otherwise procured by, such tenant, and
      in
      the event of the loss of any keys furnished by Landlord, such tenant shall
      pay
      to Landlord the cost of replacement locks.

     

    13. All
      removals, or the carrying in or out of any safes, freight, furniture, packages,
      boxes, crates or any other object or matter of any description shall take place
      only during such hours and in such elevators as Landlord may from time to time
      determine, which may involve overtime work for Landlord's employees. Tenant
      shall reimburse Landlord for extra costs incurred by Landlord including
      reserving the right to inspect all objects and matter to be brought into the
      Building and to exclude from the Building all objects and matter which violate
      any of these Rules and Regulations or the Lease of which these Rules and
      Regulations are a part. Landlord may require any person leaving the Building
      with any package or other object or matter to submit a pass, listing such
      package or object or matter, from the tenant from whose premises the package
      or
      object or matter is being removed, but the establishment and enforcement of
      such
      requirement shall not impose any responsibility on Landlord for the protection
      of any tenant against the removal of property from the premises of such tenant.
      Landlord shall in no way be liable to any tenant for damages or loss arising
      from the admission, exclusion or ejection of any person to or from the premises
      or the Building under the provisions of these Rules and Regulations.
[SEE
      RIDER]

     

    14. No
      tenant
      shall use or occupy, or permit any portion of its premises to be used or
      occupied, as an office for a public stenographer or public typist, or for the
      possession, storage, manufacture or sale of narcotics or similar dangerous
      substances or as a barber, beauty or manicure shop, telephone or telegraph
      agency, telephone or secretarial service, messenger service, wholesale or
      discount shop for sale of merchandise, retail service shop, labor union,
      classroom, company engaged in the business of renting office or desk space,
      or
      as a hiring or employment agency, or as a storage area for goods, wares or
      merchandise, except for usual storage of supplies to be used by the tenant
      in
      the conduct of its business. No tenant shall engage or pay any employee on
      its
      premises, except those actually working for such tenant on the premises, nor
      advertise for laborers giving an address at the Building. Except as specifically
      approved by Landlord in writing, no tenant shall use its premises or any
      part

     

    
      
        
        

      

      
        21

        
          

        

      

      
        
        

      

       

      thereof,
        or permit its premises or any part thereof to be used, as a restaurant, shop,
        booth or other stand, or for the conduct of any business or occupation which
        predominantly involves direct patronage of the general public, or for
        manufacturing, or for the sale at auction of merchandise, goods or property
        of
        any kind.

    

     

    15. Landlord
      shall have the right to prohibit any advertising or identifying sign for or
      by
      any tenant which, in the judgment of Landlord, tends to impair the appearance
      or
      reputation of the Building or the desirability of the Building as a building
      for
      offices, and upon written notice from Landlord such tenant shall refrain from
      and discontinue such advertising or identifying sign. [SEE
      RIDER]

     

    16. Each
      tenant, before closing and leaving its premises at any time, shall see that
      all
      lights, typewriters, copying machines and other electrical equipment are turned
      off. All entrance doors in its premises shall be kept securely locked by each
      tenant when its premises are not in use. Entrance doors shall not be left open
      at any time.

     

    17. No
      tenant's premises shall be used for lodging or sleeping, for the preparation
      of
      foods or for any illegal purpose.

     

    18. The
      requirements of tenants will be attended to only upon application at the office
      of the Building, if any, or otherwise at the offices of Landlord or of
      Landlord’s managing agent of the Center. Employees of Landlord shall not perform
      any work or do anything outside of their regular duties, unless under special
      instructions from Landlord.

     

    19. Canvassing,
      soliciting, peddling and panhandling in the Building are prohibited and each
      tenant shall cooperate to prevent the same.

     

    20. There
      shall not be used in any space, or in the Common Areas of the Building, either
      by any tenant or by others, in the moving, delivery or receipt of safes,
      freight, furniture, packages, boxes, crates, paper, office material or any
      other
      matter or thing, any hand trucks except those equipped with rubber tires, side
      guards and such other safeguards as Landlord shall require.

     

    21. No
      tenant
      shall cause or permit any odors of cooking or other processes, or any unusual
      or
      objectionable odors, to emanate from its premises which would annoy other
      tenants or create a public or private nuisance. No cooking shall be done in
      a
      tenant's premises except as is expressly permitted in the Lease of which these
      Rules and Regulations are a part, or otherwise consented to in writing by the
      Landlord. [SEE
      RIDER]

     

    22. All
      paneling, door, trim or other wood products not considered furniture shall
      be
      treated with fire-retardant materials. Before installation of any such
      materials, certification of the materials' fire-retardant characteristics shall
      be submitted to and approved by Landlord, and all such materials shall be
      installed in a manner approved by Landlord.

     

    23. Whenever
      any tenant shall submit to Landlord any plan, agreement or other document for
      the consent or approval of Landlord, such tenant shall pay to Landlord, on
      demand, a processing fee in the amount of the reasonable fees for the review
      thereof, including the services of any architect, engineer or attorney employed
      by Landlord to review such plan, agreement or document. [SEE
      RIDER]

     

    
      
        
          

        
22

    

    
    

     

    24. Plumbing
      facilities shall not be used for any purpose other than those for which they
      were constructed; and no sweepings, rubbish, ashes, newspapers or other
      substances of any kind shall be thrown into them. Waste and excessive or unusual
      use of electricity or water is prohibited. 

     

    25. No
      contract of any kind with any supplier of towels, water, ice, toilet articles,
      waxing, rug shampooing, venetian blind washing, furniture polishing, lamp
      servicing, cleaning of electrical fixtures, removal of waste papers, rubbish
      or
      garbage, or other like service shall be entered into by any tenant, nor shall
      any vending machine of any kind be installed in the Building or on or about
      the
      Center without the prior written consent of the Landlord. [SEE
      RIDER]

     

    26. When
      electric wiring or data or telecommunications cabling of any kind is introduced,
      it must be connected as directed by Landlord, and no stringing or cutting of
      wires will be allowed, except with the prior written consent of Landlord, and
      shall be done only by contractors approved by Landlord. The number and locations
      of telephones, telecommunication instruments, electric appliances, call boxes,
      etc., shall be subject to Landlord's approval. No wires shall be run in any
      part
      of the Building except by or under the direction of the Landlord. 

     

    27. No
      tenant
      shall lay linoleum or other similar floor covering so that the same shall be
      in
      direct contact with the floor of the 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, the use of
      cement or other similar adhesive material being expressly
      prohibited.

     

    28. To
      the
      extent that janitorial services are provided by Landlord, Tenant shall not
      employ any person or persons other than Landlord's janitors for the purpose
      of
      cleaning its premises, without prior written consent of Landlord. Landlord
      shall
      not be responsible to any tenant for any loss of property from its premises
      however occurring, or for any damage done to the effects of any tenant by such
      janitors or any of its employees, or by any other person or any other cause.
      Any
      janitor's service furnished by Landlord does not include the beating or cleaning
      of carpets or rugs. [SEE
      RIDER]

     

    29. Landlord
      hereby reserves to itself any and all rights not granted to tenant hereunder,
      including, but not limited to, the following rights which are reserved to
      Landlord for its purposes in operating the Building: (i) the exclusive right
      to
      use of the name of the Building for all purposes, except that a tenant may
      use
      the name as its business address and for no other purposes; (ii) the right
      to
      change the name or address of the Building, without incurring any liability
      to
      any tenant for so doing; (iii) the right to install and maintain a sign or
      signs
      on the exterior of the Building; (iv) the exclusive right to use or dispose
      of
      the use of the roof of the Building; (v) the right to limit the space on the
      directory of the Building to be allotted to a tenant; and (vi) the right to
      grant anyone the right to conduct any particular business or undertaking in
      the
      Building. [SEE
      RIDER]

     

    30. Tenant
      and its employees shall park their cars only in those paved portions of the
      Common Areas as designated by Landlord. In no event shall Tenant, its officers,
      employees or agents park in the spaces designated as “No Parking Zone” or
“Visitor and Handicap Parking Zone” on Exhibit A-3. Any vehicle parked in any
      other location on the Center or within public road rights-of-way may be towed
      without notice at the expense of the tenant responsible therefor. 

     

    31. Tenant
      shall observe, and shall cause its employees and invitees to observe, all
      applicable governmental ordinances regarding the use of tobacco products in
      and
      around the Building and within the Center; and Tenant shall observe, and shall
      cause its employees and invitees to observe, all other restrictions or
      limitations on the use of lighted tobacco products within the Center as may
      be
      prescribed 

     

    
      
        
        

      

      
        23

        
          

        

      

      
        
        

      

       

      by
        Landlord from time to time. No smoking shall be permitted at any time in
        any
        area designated as a “No Smoking Zone” on Exhibit A-3.

    

     

    32. Landlord
      shall have the right to close and securely lock the Building during generally
      accepted holidays and during such other times as Landlord may deem advisable
      for
      the security of the Building and its tenants; except in the case of such
      holidays, or an emergency, Landlord shall give Tenant twenty-four (24) hours
      notice before so closing and securely locking the Building, and Landlord shall
      make a reasonable effort to assure access to the Leased Premises by
      Tenant.

     

    33. All
      chairs in carpeted areas shall have carpet shields or other similar devices
      to
      protect the carpeting.

     

    34. All
      glass, locks and trimming, in or about the doors and windows of the premises
      and
      all electric fixtures on the premises which belong to the Building shall be
      kept
      whole, and whenever broken by tenant or such tenant's employees, agents, guests,
      invitees or licensees, such tenant shall immediately notify Landlord of the
      breakage. This breakage shall be repaired by Landlord at the tenant's expense
      or
      may be repaired by such tenant at tenant's expense at the option of the
      Landlord.

     

    35. Landlord
      reserves the right to rescind, alter, waive or add, any rule or regulation
      at
      any time prescribed for the Building when, in the judgment of Landlord, Landlord
      deems it necessary or desirable for the reputation, safety, character, security,
      care, appearance or interests of the Building, or the preservation of good
      order
      therein, or the operation or maintenance of the Building, or the equipment
      thereof, or the comfort of tenants or others in the Building. No rescission,
      alteration, waiver or addition of any rule or regulation in respect of one
      tenant shall operate as a rescission, alteration or waiver in respect of any
      other tenant. [SEE
      RIDER]

     

    36. Any
      breach by Tenant of any of the foregoing Rules and Regulations, or any other
      rules or regulations contained in the Lease or hereafter promulgated by Landlord
      pursuant to its reserved powers contained in the Lease, if not remediated by
      Tenant within five (5) days following written notice by Landlord, will result
      in
      the imposition of a penalty for breach in the amount of Twenty-Five Dollars
      ($25.00) for each day of infraction, accounting from the date of Landlord's
      notice until remediation of the breach. The penalties imposed by this section
      shall be in addition to all other rights and remedies inuring to Landlord under
      the Lease in case of Tenant's breach, specifically including the right of
      self-help as therein set forth. 

     

    

     

    
      
         

        

        
        

      

      
        24

        
          

        

      

      
        
        

      

    

    

     

    CORPORATE
      PLACE I

    STANDARD
      FORM

     

    OFFICE
      LEASE AGREEMENT

     

    

     

    EXHIBIT
      D

     

    COMMENCEMENT
      DATE LETTER

     

    

     

    Date:

     

    {TENANT}

     

    Tenant
      Address

     

    

     

    
      	 	
              Re:

            	
              Commencement
                Date Letter with respect to Lease dated as of {DATE} between CORPORATE
                PLACE I BUSINESS TRUST, as Landlord, and {TENANT}, as Tenant, for
                Premises
                (defined in the Lease) in CORPORATE PLACE
                I

            

    

     

    Greetings:

     

    This
      Commencement Date Letter is issued in accordance with Section 3 of the General
      Terms and Conditions to the above-referenced Lease. 

     

    Landlord
      certifies the Substantial Completion of all Leasehold Improvements required
      to
      be installed in the Premises, and tenders possession of the Premises to
      Tenant.

     

    The
      Commencement Date of the Lease is {COMMENCEMENT DATE}.

     

    The
      termination date of the Lease is {TERMINATION DATE}.

     

    

     

    _____________________,
      as Managing Agent for Landlord

     

    By:     

     

    
      
         

        

        
        

      

      
        25

        
          

        

      

      
        
        

      

    

    CORPORATE
      PLACE I

    STANDARD
      FORM

    OFFICE
      LEASE AGREEMENT

    

    GENERAL
      TERMS AND CONDITIONS TO LEASE

    

    These
      are
      the General Terms and Conditions to Agreement of Lease and are attached to
      that
      CORPORATE PLACE I STANDARD FORM OFFICE LEASE AGREEMENT between NOTTINGHAM
      VILLAGE, INC., as Landlord, and the Tenant named therein. 

    
       

      
        
          	
                  1.

                	
                  Lease
                    of Premises.

                	
                  2

                

        

         

        
          	
                  2.

                	
                  Quiet
                    Possession.

                	
                  2

                

        

         

        
          	
                  3.

                	
                  Term.

                	
                  2

                

        

         

        
          	
                  4.

                	
                  Construction
                    and Delivery of the Premises.

                	
                  2

                

        

         

        
          	
                  5.

                	
                  Rent.

                	
                  3

                

        

         

        
          	
                  6.

                	
                  Permitted
                    Use; Compliance with Legal Requirements; Hazardous
                    Materials.

                	
                  4

                

        

         

        
          	
                  7.

                	
                  Transfer
                    of Lease by Tenant.

                	
                  6

                

        

         

        
          	
                  8.

                	
                  Abandonment
                    of Premises or Tenant’s Personal Property; Surrender of
                    Premises.

                	
                  8

                

        

         

        
          	
                  9.

                	
                  Repairs
                    and Alterations.

                	
                  9

                

        

         

        
          	
                  10.

                	
                  Common
                    Areas.

                	
                  12

                

        

         

        
          	
                  11.

                	
                  Operating
                    Costs.

                	
                  13

                

        

         

        
          	
                  12.

                	
                  Taxes.

                	
                  14

                

        

         

        
          	
                  13.

                	
                  Services
                    and Utilities.

                	
                  15

                

        

         

        
          	
                  14.

                	
                  Indemnifications
                    and Waiver of Claims.

                	
                  17

                

        

         

        
          	
                  15.

                	
                  Insurance.

                	
                  18

                

        

         

        
          	
                  16.

                	
                  Casualty
                    and Condemnation.

                	
                  19

                

        

         

        
          	
                  17.

                	
                  Signs.

                	
                  20

                

        

         

        
          	
                  18.

                	
                  Right
                    of Entry for Inspection, Exhibition, Repair.

                	
                  21

                

        

         

        
          	
                  19.

                	
                  Subordination
                    and Attornment.

                	
                  21

                

        

         

        
          	
                  20.

                	
                  Modifications
                    to Lease; Rights of Superior Mortgagee, Superior
                    Lessor.

                	
                  22

                

        

         

        
          	
                  21.

                	
                  Defaults
                    by the Tenant.

                	
                  22

                

        

         

        
          	
                  22.

                	
                  Miscellaneous
                    Provisions.

                	
                  26

                

        

         

        
          	
                  23.

                	
                  Definitions.

                	
                  29

                

        

         

      

      
         

         

         

         

         

         

         

         

         

         

      

               

      
         

        
          
            
            

          

          
            
            

            
              

            

          

          
            
            

          

        

        
          
                                                                                                                                                                                        
  

        

        
          
            1. 
              Lease of
              Premises. 

          

        

      

    

     

    Landlord
      agrees to lease the Premises, located in the Building within the Center, to
      the
      Tenant and Tenant agrees to rent and accept the same from the Landlord, subject
      to these General Terms and Conditions and the provisions of the Exhibits and
      any
      Rider and Addenda to the Lease. Upon request by Tenant made following
      Substantial Completion of the Leasehold Improvements and prior to the
      Commencement Date, the exact rentable square footage of the Premises will be
      determined by the measurement of the Premises by the space planner and/or
      architect responsible for the preparation of the Final Plans and Specifications.
      Such measurement shall be in accordance with the standards and definitions
      established by the BOMA Method, American National Standard ANSI/BOMA Z65.1-1996,
      as amended, and shall be binding upon the parties. If such measurement discloses
      that the Rentable Area of the Premises is other than as specified in Lease
      Section 1 then the Rent and Tenant’s Proportionate Share shall be adjusted
      accordingly. [SEE
      RIDER]

     

    2.  Quiet
      Possession. 

     

    Following
      the Commencement Date Tenant shall peaceably and quietly have, hold and enjoy
      the Premises without hindrance, ejection or molestation by Landlord or any
      person lawfully claiming through or under Landlord. This covenant is subject
      to
      the provisions of this Lease and to any Superior Lessor and any Superior
      Mortgage and shall apply if and so long as Tenant pays all Rent due hereunder,
      performs and observes the other terms and covenants to be performed and kept
      by
      it as provided in this Lease, and complies with Legal Requirements. This
      covenant shall be construed as a covenant running with the land, and is not
      a
      personal covenant of Landlord, except to the extent of Landlord's interest
      in
      this Lease and only so long as such interest shall continue, and thereafter
      this
      covenant shall be binding only upon subsequent successors in interest of
      Landlord's interest in this Lease, to the extent of their respective interests,
      as and when they shall acquire the same, and so long as they shall retain such
      interest. [SEE
      RIDER]

     

    3.  Term. 

     

    The
      Term
      of this Lease shall commence upon the Commencement Date and shall end on the
      last day of the last calendar month of the Term (unless sooner terminated
      pursuant to the provisions of this Lease). The Commencement Date shall be
      conclusively confirmed by Landlord to Tenant in writing by delivery of a
      Commencement Date Letter in the form of Exhibit
      D.
      Beginning with the complete execution of this Lease, but prior to the
      Commencement Date, Tenant shall be subject to all of the terms and provisions
      of
      this Lease excepting only those requiring the payment of Rent and respecting
      possession, occupancy, care and maintenance of the Premises. If Tenant is
      afforded possession, use or occupancy of the Premises prior to the Commencement
      Date then Tenant shall be subject to all of the terms and provisions of this
      Lease excepting only those requiring the payment of Rent. [SEE
      RIDER]

     

    4.  Construction
      and Delivery of the Premises. 

     

    4.1.  Completion
      of Leasehold Improvements; Delivery.Prior
      to
      the Commencement Date Landlord shall complete Leasehold Improvements to the
      extent provided in Exhibit
      B.
      Otherwise, the
      Premises are leased to Tenant in "As-Is" condition and without any obligation
      of
      Landlord to construct improvements or perform any other work in the Premises.
      [SEE
      RIDER]

     

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

     

    4.2.  Acceptance
      of Premises.By
      its
      acceptance of keys to the Premises, or by opening for business or otherwise
      occupying the Premises, Tenant shall be deemed to have accepted the Premises,
      to
      have acknowledged that they are in the condition called for hereunder and to
      have agreed that the obligations of Landlord imposed for the delivery of the
      Premises have been fully performed, subject to the completion of so-called
      "punch-list" items agreed to in writing by the parties as of the Commencement
      Date. [SEE
      RIDER]

     

    5.  Rent.

     

    Tenant
      covenants and agrees to pay to Landlord during the Term, as Rent for the
      Premises, the aggregate of all Basic Rent and Additional Rent due hereunder,
      as
      provided in this Section.

     

    5.1.  Basic
      Rent.The
      Basic
      Rent shall be payable in equal Monthly Installments of Basic Rent in advance
      on
      the first day of each full calendar month during the Term, without any deduction
      or setoff whatsoever, and without demand. Tenant
      shall pay the Advance Rent to Landlord concurrently with the signing of this
      Lease. The
      first
      monthly payment due following the Commencement Date shall include any prorated
      Basic Rent for the period from the Commencement Date to the first day of the
      first full calendar month. [SEE
      RIDER]

     

    5.2.  Basic
      Rent Adjustmentseq
      level10.2.Basic
      Rent Adjustment".Commencing
      with the second Lease Year and continuing each Lease Year thereafter for the
      remainder of the Term, the Basic Rent shall be increased by an amount equal
      to
      the product of the Basic Rent Adjustment multiplied by the Basic Rent paid
      by
      Tenant during the Lease Year preceding each annual increase. The Basic Rent
      Adjustment shall apply during the original Term and any extended or renewal
      term
      of this Lease unless otherwise expressly provided in any Attachment, or
      amendment to this Lease.

     

    5.3.  Additional
      Rent.Tenant
      shall pay all elements of Additional Rent due under this Lease at the times
      and
      in the manner prescribed below.

     

    5.4.  Late
      Charge For Failure to Pay Rent and Additional Rent.All
      sums
      payable as Basic Rent or Additional Rent shall be paid by Tenant to Landlord's
      Rental Payment Address, or at such other address as Landlord may from time
      to
      time designate by Notice given to Tenant care of Tenant's Notice Address. If
      any
      check tendered by Tenant in payment of Rent is dishonored upon presentment
      for
      payment, then Landlord, in addition to all other rights and remedies contained
      in this Lease, may assess a dishonor charge of Fifty Dollars ($50.00); and
      Landlord shall thereafter have the right to insist that all of Tenant's further
      payments be made by certified check. If Tenant fails to pay any Basic Rent
      or
      any Additional Rent within ten (10) days of the time it is due and payable
      (including deemed failure to pay due to dishonor of Tenant's check upon
      presentation for payment), then Landlord, in addition to all other rights and
      remedies contained in this Lease, may assess a late charge against Tenant in
      the
      amount of Five Hundred Dollars ($500.00). Additionally, if Tenant fails to
      pay
      any Basic Rent or any Additional Rent when due and payable, then such unpaid
      amounts shall bear interest from the due date thereof to the date of payment
      at
      the Reimbursement Rate together with Landlord’s Fees and Costs incurred in
      collecting any delinquent Rent due hereunder. [SEE
      RIDER]

     

    5.5.  All
      Charges Constitute Rent.Every
      amount payable by Tenant to or on behalf of Landlord under this Lease, whether
      or not expressly denominated as Basic Rent or Additional Rent, and including
      all
      Fees and Costs, shall constitute and shall be referred to as "Rent" for the
      purposes of this Lease as well as Section 502(b)(6) of the Bankruptcy Code,
      11
      U.S.C. § 502(b)(6).

     

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

     

    5.6.  Adjustment
      of Proportionate Share.If
      Landlord elects to alter the Rentable Area of the Center (as, for example,
      by
      constructing one or more additional buildings within the Center, or
      reconfiguring Common Areas into Rentable Area, or reconfiguring Rentable Area
      into Common Area, or removing all or part of any building from the Center),
      then
      Landlord shall adjust Tenant's Proportionate Share. Appropriate proration shall
      be made for any partial period of a Lease Year resulting from such adjustment.
      [SEE
      RIDER]

     

    5.7.  Deposit.The
      Deposit shall be held by Landlord as security for the performance of Tenant’s
      obligations under this Lease. It may not be considered a measure of liquidated
      damages. Landlord may apply all or any part of the Deposit in total or partial
      satisfaction of any default by Tenant. The application of all or any part of
      the
      Deposit to any obligation or default of Tenant under this Lease shall not
      deprive Landlord of any other rights or remedies Landlord may have, nor shall
      such application by Landlord constitute a waiver by Landlord. If all or any
      part
      of the Deposit is applied to an obligation of Tenant under this Agreement then
      Landlord shall have the right to call upon Tenant to restore the Deposit to
      its
      original amount in cash by giving notice to Tenant, in which case Tenant shall
      immediately restore the Deposit. The Deposit shall be held by Landlord without
      liability for interest; Landlord shall be entitled to the full use of the
      Deposit and shall not be required to keep it in a segregated account or escrow.
      If Landlord conveys its interest under this Lease, the Deposit, to the extent
      not previously applied to the cure of a Tenant Default, will be turned over
      by
      Landlord to Landlord's grantee or transferee, and upon any such delivery of
      the
      Deposit the Landlord herein named shall be released of any and all liability
      with respect to the Deposit, its application and return, and Tenant agrees
      to
      look solely to such grantee or transferee. This provision shall also apply
      to
      subsequent grantees and transferees. Landlord will return the balance of the
      Deposit not previously applied as provided herein, within thirty (30) days
      after
      expiration of the Term. [SEE
      RIDER]

     

    6.  Permitted
      Use; Compliance with Legal Requirements; Hazardous
      Materials.

     

    6.1.  Permitted
      Use.The
      Premises shall be used and occupied for the Permitted Use, and otherwise
      consistent with the use and occupancy of leasehold space in a first-class office
      building, and for no other use or purpose. Tenant shall not commit or suffer
      to
      be committed any waste upon the Premises or any nuisance or other act or thing
      which may disturb the quiet enjoyment of any other tenant in the Building,
      or in
      the Center, or which may disturb the quiet enjoyment of any person outside
      the
      Building or in the Center in contravention of such person's legal rights, or
      which will subject Landlord to any liability for injury to persons or damages
      to
      property. Furthermore, except as specifically and expressly described within
      the
      definition of the Permitted Use, no use of the Premises shall be made or be
      permitted to be made that shall result in any use of the Premises deemed by
      Landlord to be improper, unlawful or objectionable, specifically including
      the
      sale, storage or preparation of food, alcoholic beverages or materials
      generating an odor on the Premises, or any other use generating noises or
      vibrations that may disturb the Landlord or other tenants of the Center. Tenant
      will not do or suffer to be done, or keep or suffer to be kept, anything in,
      upon or about the Premises which will violate Landlord's policies of hazard
      or
      liability insurance or which will prevent Landlord from procuring such policies
      in companies acceptable to Landlord, or which will cause the rate of fire or
      other insurance on the Premises or on other property of Landlord or others
      within the Property to be increased beyond the rates otherwise in
      effect.

     

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

       

    

    6.2.  Acceptability
      of the Premises for Permitted Use.
      By its
      entry into this Lease, Tenant acknowledges to Landlord that Tenant has satisfied
      itself that the Premises can be used by Tenant for the Permitted Use in
      accordance with Legal Requirements and that the Premises will be acceptable
      to
      Tenant for the Permitted Use pursuant to this Lease. Tenant agrees that Landlord
      has made no express or implied warranty, representation or covenant to or with
      Tenant with respect to these matters. Landlord makes no representation that
      any
      license, permit or approval of any Appropriate Authority will be granted for
      Tenant’s use at the Premises, or, if granted, will be continued in effect or
      renewed, and any failure to obtain such license or licenses, permit or permits,
      or any revocation thereof or failure to renew the same, shall not release the
      Tenant from its obligations under this Lease Agreement.

     

    6.3.  Compliance
      with Rules, Ordinances, Etc.Tenant
      shall, throughout the Term, at Tenant's sole cost and expense, promptly comply
      with the provisions of the Rules and Regulations and all Legal Requirements.
      [SEE
      RIDER]

     

    6.4.  Hazardous
      Material. [SEE RIDER]

     

    6.4.1  Tenant's
      Agreements.Tenant
      warrants and agrees that Tenant shall not cause or permit any Hazardous Material
      to be brought upon, kept or used in or about the Premises by Tenant, its agents,
      employees, contractors or invitees, without the prior written consent of
      Landlord (which Landlord shall not unreasonably withhold as long as Tenant
      demonstrates to Landlord's reasonable satisfaction that such Hazardous Material
      is necessary or useful to Tenant's business and will be used, kept and stored
      in
      a manner that complies with all Environmental Laws regulating any such Hazardous
      Material so brought upon or used or kept in or about the Premises). If Tenant
      breaches the obligations stated in the preceding sentence then Tenant shall
      indemnify, defend and hold Landlord harmless from any and all claims, judgments,
      damages, penalties, fines, costs, liabilities or losses which arise during
      or
      after the Term as a result of such contamination. This indemnification of
      Landlord by Tenant includes, without limitation, costs incurred in connection
      with any investigation of site conditions or any cleanup, remedial, removal
      or
      restoration work required by any Appropriate Authority because of Hazardous
      Material present in the soil or ground water on or under the Premises or the
      Center generally. Without limiting the foregoing, if the presence of any
      Hazardous Material on the Premises caused or permitted by Tenant results in
      any
      contamination of the Premises or the Center generally, Tenant shall promptly
      take all actions at its sole expense as are necessary to return the Premises
      to
      the condition existing prior to the introduction of any such Hazardous Material
      to the Premises; provided that Landlord's approval of such actions shall first
      be obtained, which approval shall not be unreasonably withheld so long as such
      actions would not potentially have any material adverse long-term or short-term
      effect on the Premises or the Center generally. It shall not be unreasonable
      for
      Landlord to withhold its consent to any proposed Transfer otherwise permitted
      pursuant to Section 7 of the Lease if (i) the proposed Transferee's anticipated
      use of the Premises involves the generation, storage, use, treatment or disposal
      of Hazardous Material; (ii) the proposed Transferee has been required by any
      prior landlord, lender or governmental authority to take remedial action in
      connection with Hazardous Material contaminating a property if the contamination
      resulted from such Transferee's actions or use of the property in question;
      or
      (iii) the proposed Transferee is subject to an enforcement order issued by
      any
      Appropriate Authority in connection with the use, disposal or storage of a
      Hazardous Material. [SEE
      RIDER]

     

    6.4.2  Annual
      Disclosure.At
      the
      commencement of this Lease and thereafter, on request by Landlord, Tenant shall
      disclose to Landlord the names and amounts of all Hazardous Materials, or any
      combination thereof, which were stored, used, or disposed of on the Premises,
      or
      which Tenant intends to store, use, or dispose of on the Premises.

     

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

     

    7.  Transfer
      of Lease by Tenant.

     

    7.1.  Transfer.No
      Transfer shall be permitted of this Lease without the prior written consent
      of
      Landlord in each instance first obtained. Any consent given to any one Transfer
      shall not constitute a consent to any subsequent Transfer. Any attempted
      Transfer without Landlord's consent shall be null and void and shall not confer
      any rights upon any purported Transferee. No Transfer, regardless of whether
      Landlord's consent has been granted or withheld, shall be deemed to release
      Tenant from any of its obligations hereunder or to alter, impair or release
      the
      obligations of any person guaranteeing the obligations of Tenant hereunder.
      Landlord agrees that its consent to a Transfer will not be unreasonably
      withheld, conditioned or delayed. Landlord will give Tenant prompt Notice of
      any
      denial of a request for Transfer approval, stating the reason or reasons for
      such denial. [SEE
      RIDER[

     

    7.2.  Transfer
      Approval Conditions.The
      parties agree that Landlord may reasonably withhold its consent to a proposed
      Transfer unless all of the following conditions are satisfied. The following
      list of conditions is non-exclusive.

     

    7.2.1  Tenant
      shall submit to Landlord (i) in writing, the name and address of the proposed
      Transferee, a reasonably detailed statement of the proposed Transferee's
      business, and reasonably detailed information as to the character, reputation
      and business experience of the proposed Transferee, as well as reasonably
      detailed financial references and information concerning the financial condition
      of the proposed Transferee (including, at Tenant's expense, a current Dun &
Bradstreet, TRW, Equifax or other similar report and a financial statement
      certified as being true and correct by the chief financial executive of the
      proposed Transferee); (ii) a fully executed copy of the proposed Transfer
      document, in Landlord’s standard form or in form and content reasonably
      acceptable to Landlord, the effective date of which shall be at least thirty
      (30) days after the date on which Tenant shall have furnished Landlord with
      all
      of the information required pursuant to (i) above and which shall be conditioned
      on Landlord's consent thereto; and (iii) an agreement in form and substance
      satisfactory to Landlord by Tenant to indemnify Landlord against liability
      resulting from any claim made against Landlord by the proposed Transferee or
      by
      any broker claiming a commission in connection with the proposed Transfer.
      Tenant’s
      written request for consent to Transfer will be accompanied by a nonrefundable
      Transfer Review Fee of $1,000.00, which
      is
      imposed in order to reimburse Landlord for all of its internal costs and
      expenses incurred with respect to Landlord's review of the request for the
      Transfer (and not intended as consideration for the consent to Transfer, it
      being understood that such payment won’t obligate the Landlord to consent to any
      requested Transfer).

     

    7.2.2  No
      Default on Tenant's part can exist at the time of the consent request and at
      the
      effective Transfer date;

     

    7.2.3  Any
      Transfer will be upon and subject to all terms and conditions of this Lease,
      including those regarding the Permitted Use of the Premises;

     

    7.2.4  Any
      assignment must specifically state (and, if it does not, it will be deemed
      to
      specifically state) that the assignee assumes and agrees to be bound by all
      terms and conditions of this Lease, and any sublease must specifically state
      (and, if it does not, it will be deemed to specifically state) that at
      Landlord's election the subtenant will attorn to Landlord and recognize Landlord
      as Tenant's successor under the sublease for the balance of the sublease term
      if
      this Lease is surrendered by Tenant or terminated by reason of Tenant's
      default;

     

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

     

    7.2.5  Tenant
      will promptly reimburse Landlord for all Fees and Costs actually and reasonably
      incurred by Landlord in connection with the review and approval of the proposed
      Transfer and any Transfer instrument. [SEE
      RIDER]

     

    7.2.6  No
      Transfer will be to a then-existing tenant or occupant of the Center.
[SEE
      RIDER]

     

    7.2.7  Upon
      request the assignee (in the case of a proposed assignment) or Tenant (in the
      case of a proposed subletting) will increase the original Deposit to such amount
      as Landlord may reasonably require (or if no Deposit was initially made then
      such party will post with Landlord such Deposit as Landlord may reasonably
      require); [SEE
      RIDER]

     

    7.2.8  The
      Transfer must first be approved in writing by any Superior Mortgagee of Landlord
      having the right to approve it. [SEE
      RIDER]

     

    7.2.9  The
      Transferee (i) is not a Federal, State or local governmental entity, or agency
      or instrumentality thereof; (ii) will not perform governmental or
      quasi-governmental functions or dispense medical, relief or social welfare
      services; and (iii) will not operate an employment service, a messenger or
      an
      answering service, or any business that in Landlord's opinion is unsuitable
      for
      the then tenant mix and character of the Center.

     

    7.2.10  The
      Transfer will not result
      in
      the subletting, or subletting and assignment, of the Premises for occupancy
      by
      more than two (2) sublessees or assignees. [SEE
      RIDER]

     

    7.3.  Corporate,
      Partnership Transfers.

     

    7.3.1  If
      Tenant
      is a corporation and if at any time during the Term of this Lease any part
      or
      all of the corporate shares of Tenant, or of a parent corporation of which
      the
      Tenant is a direct or indirect subsidiary, shall be transferred by sale,
      assignment, bequest, inheritance, operation of law, or other disposition so
      as
      to result in a change in the present effective voting control of Tenant or
      of
      such parent corporation by the person or persons owning or controlling a
      majority of the shares of Tenant or of such parent corporation on the date
      of
      this Lease then Tenant shall promptly notify Landlord in writing of such change,
      and such change in voting control shall constitute a Transfer of this Lease
      for
      all purposes of this Section; provided, however, that this provision shall
      not
      apply if, as of the Commencement Date, over fifty percent (50%) of the voting
      power of the Tenant corporation or of such parent corporation is held by fifty
      (50) or more unrelated shareholders or distributed to such number of unrelated
      shareholders in a public distribution of securities. [SEE
      RIDER]

     

    7.3.2  Tenant
      may Transfer this Lease, at any time during the Term of this Lease, to any
      parent, subsidiary or affiliate corporation of Tenant or to the surviving
      corporation in connection with a merger, consolidation or acquisition between
      Tenant and any of its subsidiaries or any other corporation, or in connection
      with the sale of all or substantially all of the property and assets of the
      Tenant, upon prior Notice to Landlord but without Landlord's prior written
      consent, provided, in the case of any assignment, (i) the net worth of the
      assignee corporation shall be reasonably satisfactory to Landlord; (ii) such
      assignee continues to operate the business conducted in the Premises for the
      Permitted Use and in the same manner as Tenant and pursuant to all of the
      provisions of this Lease; (iii) such assignee corporation shall assume in
      writing in a form reasonably satisfactory to Landlord all of Tenant's
      obligations hereunder; (iv) Landlord shall be furnished with a copy of such
      assignment within ten (10) days prior to the effective date of the proposed
      assignment or other transfer thereof; and (v) Tenant to which the 

     

    
      
        
        

      

      
        7

        
          

        

      

      
        
        

      

       

      Premises
        were initially leased shall continue to remain liable on this Lease for the
        performance of all terms including, but not limited to, payment of all rentals
        and other sums due under this Lease. [SEE
        RIDER]

    

     

    7.3.3  If
      Tenant
      is a partnership, limited liability company or other legal entity and if at
      any
      time during the Term of this Lease any person or entity, which at the
      Commencement Date, owns a general partner's, manager's or controlling member's
      interest, ceases to own such general partner's, manager's or controlling
      member's interest, then such cessation of ownership shall constitute a Transfer
      of this Lease for all purposes of this Section, and Tenant shall promptly notify
      Landlord in writing of such change.

     

    7.4.  Request
      For Transfer.Tenant's
      notice and request for Landlord's consent to Transfer shall also be deemed
      to
      constitute Tenant's offer to reconvey to Landlord, as of the proposed effective
      date of the Transfer, that portion of the Premises which is the subject of
      the
      proposed Transfer, which offer shall contain an undertaking by Tenant to accept,
      as full and adequate consideration for the reconveyance, Landlord's release
      of
      Tenant from all future Rent and other obligations under this Lease with respect
      to the Premises or the portion thereof so reconveyed. Landlord, in the sole
      and
      unfettered exercise of its discretion, shall accept or reject the offered
      reconveyance within thirty (30) days of the offer, and, if Landlord accepts,
      the
      reconveyance shall be evidenced by an agreement in form and substance acceptable
      to Landlord. If Landlord fails to accept or reject the offer within the thirty
      (30) day period then Landlord shall be deemed to have rejected the offer of
      reconveyance, but no such rejection shall be deemed to be a consent to the
      requested Transfer. This provision shall not apply in the case of a proposed
      Transfer covered by Section 7.3.2. [SEE
      RIDER]

     

    7.5.  Excess
      Rent.In
      the
      case of any Transfer made without Landlord's prior written consent Landlord
      may
      nevertheless collect Rent from the Transferee and apply the net amount collected
      to the Rent herein reserved. The acceptance by Landlord of the payment of Rent
      following any Transfer not expressly consented to by Landlord pursuant to this
      Section shall not be deemed to be a consent by Landlord to such Transfer nor
      shall the same be deemed to be a waiver of any right or remedy of Landlord
      hereunder, nor constitute a release of Tenant or any guarantor of Tenant's
      obligations from the further performance by Tenant and such guarantor of the
      terms and provisions of this Lease and any such guaranty. Furthermore, under
      any
      and all circumstances, in the case of any Transfer, Tenant shall pay to Landlord
      monthly, as Additional Rent, the 50% of the excess of the consideration received
      or to be received during such month for such Transfer (whether or not
      denominated as rent) over the Rent reserved for such month in this Lease
      applicable to such portion of the Premises so Transferred. [SEE
      RIDER]

     

    8.  Abandonment
      of Premises or Tenant’s Personal Property; Surrender of
      Premises.

     

    8.1.  Abandonment.Tenant
      shall not vacate or abandon the Premises at any time during the Term of this
      Lease. If Tenant does vacate or abandon the Premises or is dispossessed by
      process of law then any of Tenant’s Personal Property left on the Premises may,
      at the option of the Landlord, be deemed to have been abandoned by Tenant,
      in
      which case the provisions of Subsection 8.4 shall apply. [SEE
      RIDER]

     

    8.2.  Surrender.Unless
      sooner terminated, this Lease shall expire absolutely upon the expiration of
      the
      Term without the necessity of any notice or other action from or by either
      party. At the expiration or earlier termination of the Term of this Lease,
      Tenant shall peaceably surrender the Premises in broom clean condition and
      good
      order and repair and otherwise in the same condition as the Premises

     

    
      
        
        

      

      
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      were
        upon
        the Commencement Date, except (i) ordinary wear and tear, (ii) to the extent
        that the Premises is not required to be repaired or maintained by Tenant
        and
        (iii) damage by Casualty. Tenant shall surrender to Landlord all keys for
        the
        Premises to Landlord's Notice Address and shall notify Landlord in writing
        of
        all combinations or codes for any other locks, vaults or alarm systems, if
        any,
        installed in the Premises. Landlord shall inspect the Premises to determine
        whether they are returned in the condition called for under this Section.
        Tenant
        shall be afforded a reasonable opportunity to be present at such inspection.
        Tenant's obligations to observe and perform the covenants set forth in this
        Subsection shall survive the expiration or earlier termination of this Lease.
        [SEE
        RIDER]

    

     

    8.3.  Removal
      of Cabling, Alterations.
      Unless
      Landlord otherwise specifically agrees in writing at or prior to installation,
      all data and communications cabling and equipment installed in Premises or
      otherwise in the Building, and which was installed (either as Leasehold
      Improvements or Alterations) specifically to serve the Tenant in its use of
      the
      Premises, shall be removed by Tenant upon the termination of the Lease, at
      Tenant’s sole cost and expense. Tenant shall repair any damage to the Premises
      or the Building caused by the removal of such cabling and equipment and shall
      restore the Premises and Building to substantially the same condition as existed
      prior to the installation of such cabling and equipment. If
      Landlord intends to elect to require that any other Alterations proposed to
      be
      made by Tenant to the Premises be removed at the termination of this Lease,
      then
      Landlord shall so indicate to Tenant at the time Landlord gives its consent
      to
      the construction or installation of such Alterations; otherwise, such
      Alterations shall be permitted to remain in the Premises and not be removed
      as
      of the termination of this Lease. If
      Landlord elects to require that other Alterations made by Tenant to the Premises
      be removed at the termination of this Lease, then Tenant hereby agrees to cause
      the same to be removed at its sole cost and expense. If Tenant fails to remove
      any of the same, then Landlord may cause them to be removed at Tenant's expense,
      and Tenant hereby agrees to reimburse Landlord for all Fees and Costs which
      Landlord incurs due to Tenant's failure to remove the same. Alternatively,
      Landlord may elect that all or any of the cabling and equipment or other
      Alterations shall remain at the termination of this Lease and not be removed.
      [SEE
      RIDER]

     

    8.4.  Removal
      of Tenant’s Personal Property, Trade Fixtures.At
      the
      expiration or earlier termination of the Term of this Lease, Tenant shall
      immediately remove all of Tenant’s Personal Property from the Premises and,
      failing to do so, Landlord at its option may either: (i) cause Tenant’s Personal
      Property to be removed at Tenant’s risk and expense (both as to loss and damage)
      in which case Tenant hereby agrees to pay all Fees and Costs incurred by
      Landlord, including sums paid to store the property elsewhere, together with
      the
      costs of any repairs to the Premises caused by the removal of Tenant’s Personal
      Property; and (ii) upon five (5) days Notice to Tenant, which the parties agree
      is commercially reasonable, sell at public or private sale any or all of such
      Tenant’s Personal Property, whether exempt or not from sale under execution or
      attachment (such property being deemed charged with a lien in favor of Landlord
      for all sums due hereunder), or (iii) at Landlord's option, title shall pass
      to
      Landlord. [SEE
      RIDER]

     

    9.  Repairs
      and Alterations.

     

    9.1.  Repairs
      to be made by Landlord.Landlord
      shall keep the Center and the Building, and all machinery, equipment, fixtures
      and systems of every kind attached to, or used in connection with the operation
      of, the Building, including all electrical, heating, mechanical, sanitary,
      sprinkler, utility, power, plumbing, cleaning, refrigeration, ventilating,
      air-conditioning and elevator systems and equipment (excluding, however, lines,
      improvements, systems and machinery for water, gas, steam, electricity and
      data
      and communications services owned and maintained by any public utility
      company,

     

    
      
        
        

      

      
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      governmental
        agency or body or other public or private service provider) in good order
        and
        repair consistent with the operation of the Center and the Building as a
        first-class office building. Landlord, at its cost and expense, shall make
        all
        repairs and replacements necessary to comply with its obligations set forth
        in
        the immediately preceding sentence, except as otherwise provided in Subsections
        9.2, 9.3, 9.5 and 14.5. There shall be no abatement in Rent due and payable
        hereunder and no liability on the part of Landlord by reason of any
        inconvenience, annoyance or injury arising from Landlord's making reasonable
        repairs, additions or improvements to the Building in accordance with its
        obligations hereunder. Landlord shall have no obligation hereunder to make
        repairs to Tenant's Alterations or to Tenant's Personal Property. [SEE
        RIDER]

    

     

    9.2.  Repairs
      to be made by Tenant.
      All
      repairs to the Premises, or to any Alterations, installations, equipment or
      facilities located therein, other than those repairs required to be made by
      Landlord pursuant to Subsections 9.1 or 16.1, including Alterations required
      by
      Legal Requirements (but subject to the provisions of Subsection 9.5) shall
      be
      made by Tenant at its expense and in a professional manner. 

     

    9.3.  Damage
      to Premises, Building, Center.
      Except
      as, and to the extent, otherwise provided in Subsection 14.5, Tenant will be
      liable for the cost and expense of the repair of any damage to the Premises,
      however caused, and regardless of fault (unless caused or created by Landlord,
      its agents, employees or contractors); Landlord shall make such repairs at
      the
      cost of Tenant, which Tenant shall pay promptly upon receipt of an invoice,
      as
      Additional Rent. Tenant shall also reimburse Landlord, upon demand (as
      Additional Rent), for the cost of the repair of any damage to or dangerous
      condition caused or created elsewhere in the Center, if caused or created by
      Tenant, its employees, agents or contractors. If Tenant fails to commence such
      repair or remediation within five (5) days after Landlord's notice to do so,
      or
      if Landlord elects to undertake such repair or remediation for the account
      of
      Tenant, then Tenant agrees to pay to Landlord promptly upon Landlord's demand,
      as Additional Rent. Tenant's obligations for Additional Rent hereunder shall
      accrue interest thereon at the Reimbursement Rate until paid; and its payment
      and performance obligations hereunder shall survive the termination of this
      Lease. Tenant’s obligations under this Section do not apply in the case of
      remediation following a Casualty. [SEE
      RIDER]

     

    9.4.  Alterations
      by Tenant. 

     

    9.4.1  Tenant
      may make Alterations to the Premises consisting solely of decorations, painting,
      plastering or carpeting, without Landlord’s written consent, but Tenant shall be
      required to give Landlord at least ten (10) days prior Notice thereof. Tenant
      shall be required to obtain the prior written approval of Landlord for any
      other
      Alterations. Landlord will not unreasonably withhold, condition or delay its
      consent to Tenant’s request if all of the following conditions are satisfied:
      (i) the proposed Alterations are to be located wholly within the Premises and
      are not visible from the exterior of the Premises or the Building; (ii) the
      proposed Alterations will not decrease the value of the Building or Center;
      (iii) the proposed Alterations will not affect the structural integrity of
      the
      Building; (iv) the proposed Alterations do not require modification to, or
      affect the operation of any part of, the HVAC, plumbing, electricity, fire
      suppression or water and sewer systems service of the Building or Center. In
      all
      other cases, Tenant shall be required to obtain the prior written approval
      of
      Landlord before making Alterations, which approval may be withheld in Landlord’s
      sole discretion. 

     

    9.4.2  If
      Landlord’s consent is required for the making of an Alteration then Tenant’s
      request for consent will be accompanied by reasonably complete plans and
      specifications for the proposed Alterations. If such approval is granted, Tenant
      shall cause the Alterations described in such plans and 

     

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

       

      specifications
        to be performed, at its expense, promptly, efficiently, competently and in
        a
        good and workmanlike manner by duly qualified and licensed persons or entities,
        without interference with or disruption to the operations of tenants or other
        occupants of the Building or the Center. Alterations shall only be made after
        Tenant has obtained any necessary permits from governmental authorities for
        the
        Alterations. Tenant shall notify Landlord of the date on which work on
        Alterations is scheduled to begin and shall arrange for periodic inspections
        by
        Landlord of the job progress to insure compliance with the approved plans
        and
        specifications. All such work shall comply with all Legal Requirements and
        shall
        be performed by contractors who are approved by Landlord and who carry the
        insurance coverage required in Section 15. Landlord shall have the right
        to
        require Tenant, or Tenant's contractor, to furnish bond in an amount equal
        to
        the estimated cost of construction, as well as further assurances against
        mechanics' liens including, but not limited to, lien waivers and releases
        from
        all contractors, subcontractors, and suppliers. [SEE
        RIDER]

    

     

    9.4.3  Landlord
      may elect that any Alterations be performed by Landlord or by contractors
      engaged by and under the direction of Landlord, in which case such Alterations
      shall nevertheless be made at Tenant's sole cost, payable by Tenant as
      Additional Rent; and such cost shall include a supervisory fee of fifteen
      percent (15%) of the total cost of the work. If Tenant makes any Alterations
      without Landlord’s prior consent then, in addition to Landlord's other remedies,
      Landlord may correct or remove such Alterations and Tenant shall, on demand,
      pay
      the cost thereof (plus fifteen percent (15%) of such cost as a supervisory
      fee)
      as Additional Rent. If any mechanic's lien is filed against the Premises or
      the
      Building or the Center for work or materials furnished to Tenant (other than
      by
      Landlord) the lien shall be discharged by Tenant within ten (10) days
      thereafter, solely at Tenant's expense, by either paying off or bonding the
      lien. Should Tenant fail to discharge any lien within ten (10) days of its
      filing, then, in addition to Landlord's other remedies, Landlord shall have
      the
      right, but not the obligation, to discharge said lien at Tenant's expense,
      in
      which case Tenant shall reimburse Landlord for the same upon demand, as
      Additional Rental, together with interest accounting from the date of demand
      until payment is made. [SEE
      RIDER]

     

    9.5.  Alterations
      to Comply with Legal Requirements.

     

    9.5.1  If
      any
      Alterations are required to be made to the Premises, the Building or the Center
      due to Legal Requirements because the same were in actual violation of any
      Legal
      Requirements on the Commencement Date, or if, as a result of Landlord
      undertaking any Alterations elsewhere in the Center, Alterations are required
      to
      be made to the Premises, the Building or the Center due to Legal Requirements,
      then Landlord shall make such Alterations at its sole cost and expense (and
      such
      expenses shall not be included within Operating Costs or charged as Additional
      Rent to Tenant); and Landlord shall take all reasonable steps to minimize
      disruption to Tenant while making such Alterations. 

     

    9.5.2  Subject
      to Landlord's obligations set forth in the previous Subsection and in the
      following Subsection, if any Alterations are required to be made to the
      Premises, the Building or the Center due to a change in, or change in the
      interpretation of, or more stringent enforcement of, Legal Requirements
      occurring on or after the Commencement Date (and not in connection with
      Alterations elsewhere in the Center undertaken by Landlord), then Landlord
      shall
      make such Alterations as aforesaid, provided that the cost of such Alterations
      shall be amortized over their useful life and a ratable portion of such cost
      shall be included within the definition of Operating Costs in each Lease Year
      until such cost is fully amortized. [SEE
      RIDER]

     

    9.5.3  If
      (i)
      any Alterations are required to be made to the Premises or to all or any part
      of
      the Center other than the Premises due to Legal Requirements and as a
      consequence of any Alterations

     

    
      
        
        

      

      
        11

        
          

        

      

       

      made
        by
        Tenant within the Premises, or (ii) any Alterations are required to be made
        to
        all or any part of the Center, including the Premises, at any time during
        the
        Term pursuant to any Legal Requirements relating to accessibility by persons
        with disabilities or otherwise pursuant to the ADA (collectively, the
        "Accessibility Alterations"), because the Premises, as used by Tenant, is
        deemed
        to be a “place of public accommodation” under the ADA, then all such required
        Alterations shall be made by Tenant at its sole cost and expense unless Landlord
        otherwise agrees; and, if Landlord elects to make such Alterations, then
        such
        Alterations shall be at Tenant's sole cost and expense, and payable by Tenant
        as
        Additional Rent; and such cost shall include a supervisory fee of fifteen
        percent (15%) of the total cost of the work. [SEE
        RIDER]

    

     

    9.5.4  Within
      ten (10) days after receipt, Tenant shall advise Landlord in writing, and
      provide Landlord with a copy of (as applicable), any notices alleging violation
      of Legal Requirements relating to any portion of the Center or of the Premises;
      any claims made or threatened in writing regarding noncompliance with Legal
      Requirements and relating to any portion of the Center or of the Premises;
      or
      any governmental or regulatory actions or investigations instituted or
      threatened regarding noncompliance with the ADA and relating to any portion
      of
      the Center or the Premises.

     

    10.  Common
      Areas.

     

    10.1.  Use
      of Common Areas.
      Landlord
      grants to Tenant and its agents, employees and invitees, a non-exclusive license
      to use the Common Areas in the Center in common with others during the Term,
      subject to the exclusive control and management thereof at all times by Landlord
      or others and subject, further, to the rights of Landlord set forth elsewhere
      in
      this Section. [SEE
      RIDER]

     

    10.2.  Management
      and Operation of Common Areas.
      The
      Common Areas will be operated and maintained in a manner deemed by Landlord
      to
      be reasonable and appropriate and in the best interests of the Center generally.
      Landlord will have the right (i) to establish, modify and enforce rules and
      regulations with respect to the Common Areas; (ii) to enter into, modify and
      terminate easements and other agreements pertaining to the use and maintenance
      of the Common Areas; (iii) to implement a parking management plan; (iv) to
      close
      all or any portion of the Common Areas to such extent as may, in the opinion
      of
      Landlord, be necessary to prevent a dedication thereof or the accrual of any
      rights to any person or to the public therein; (v) to close temporarily any
      or
      all portions of the Common Areas; and (vi) to do and perform such other acts
      in
      and to said areas and improvements as, in the exercise of good business
      judgment, Landlord shall determine to be advisable. [SEE
      RIDER]

     

    10.3.  Changes
      and Additions to the Center.
      Landlord
      reserves the right at any time and from time to time to (i) make or permit
      changes or revisions in the plan for the Center, including additions to,
      subtractions from, rearrangements of, alterations, modifications of, or
      supplements to, the building areas, walkways, driveways, parking areas, or
      other
      Common Areas; (ii) construct other buildings or improvements on the Center
      (including any portion of the Common Areas) and make alterations thereof or
      additions thereto and build additional stories on or in any such building(s)
      and
      build extensions adjoining same; and (iii) make or permit changes or revisions
      to the Center, including additions thereto, and to convey portions of the Center
      (including any portion of the Common Areas) to others for the purpose of
      constructing thereon other buildings or improvements, including additions
      thereto and alterations thereof; provided however that Landlord shall not
unreasonably
      impair or impede access to the Premises by Tenant, its employees and invitees.
      Any
      diminution or shutting off of light, air or view by any structure which may
      be
      erected on lands adjacent to or near the Building shall in no way affect this
      Lease or impose any liability on Landlord. [SEE
      RIDER]

     

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

    

     

    10.4.  Roof
      and Walls; Excavations.
      Landlord
      shall have the exclusive right to use all or any part of the roof of the
      Premises for any purpose; to erect additional stories or other structures over
      all or any part of the Premises; to erect in connection with the construction
      thereof temporary scaffolds and other aids to construction on the exterior
      of
      the Premises, provided that access to the Premises shall not be denied or
      materially impeded; and to install, maintain, use, repair and replace within
      the
      Premises pipes, ducts, conduits, wires and all other mechanical equipment
      serving other parts of the Building, the same to be in locations within the
      Premises as will not unreasonably deny or adversely affect Tenant's use thereof.
      Landlord may make any use it desires of the side or rear walls of the Premises,
      provided that such use shall not encroach upon the interior of the Premises.
      If
      an excavation shall be made upon land adjacent to the Premises, or shall be
      authorized to be made, Tenant shall afford to the person causing or authorized
      to cause such excavation, license to enter the Premises for the purpose of
      doing
      such work as Landlord shall deem necessary to preserve the wall or the
      Landlord's Building of which the Premises form a part from injury or damage
      and
      to support the same by proper foundations, without any claim for damages or
      indemnification against Landlord, for diminution or abatement of rent.
[SEE
      RIDER]

     

    11.  Operating
      Costs.

     

    11.1.  Tenant’s
      Proportionate Share of Increased Operating Costs. If
      Operating Costs during any whole or partial Operating Year exceed the Base
      Operating Costs then Tenant shall pay to Landlord, as Additional Rent, Tenant’s
      Proportionate Share of increased Operating Costs. Such Proportionate Share
      shall
      be paid by Tenant in monthly installments in such amounts as are estimated
      and
      billed by Landlord at the beginning of each Operating Year. Each installment
      payment in respect of Operating Costs shall be due on the first day of each
      calendar month or otherwise as indicated by Landlord’s statement. At any time
      during an Operating Year Landlord may re-estimate Tenant's Proportionate Share
      of Operating Costs and adjust Tenant's monthly installments payable during
      such
      Operating Year to reflect more accurately Tenant's Proportionate Share of
      Operating Costs. [SEE
      RIDER]

     

    11.2.  Expense
      Statement; Accounting.Promptly
      following the close of each Operating Year Landlord shall deliver to Tenant
      a
      statement of Operating Costs (the "Expense Statement") for such Operating Year
      and the monthly installments paid or payable shall be adjusted between Landlord
      and Tenant, and Tenant shall pay Landlord or Landlord shall credit Tenant's
      account (or, if such adjustment is at the end of the Term, Landlord shall pay
      Tenant), as the case may be, within fifteen (15) days of receipt of such
      statement, the amount of any excess or deficiency in Tenant's Proportionate
      Share of Operating Costs paid by Tenant to Landlord during such Operating Year.
      [SEE
      RIDER]

     

    11.3.  Tenant
      Right to Audit.Following
      receipt of an Expense Statement Tenant shall have the right to conduct a
      reasonable review of Landlord's records relating to Operating Costs for the
      Operating Year just ended, and to which the Expense Statement relates, provided
      that Tenant strictly complies with the provisions of this Subsection. No review
      shall be permitted at any time in which a Default exists under this Lease
      (including a Default arising by virtue of Tenant’s failure to pay any sum deemed
      Additional Rent, regardless of dispute as to the propriety Landlord’s claim for
      payment). If a Default occurs at any time during the pendency of a review of
      records then the review right shall immediately cease, and the matters set
      forth
      in the Expense Statement under review shall be conclusively deemed correct.
      No
      subtenant shall have the right to conduct any such review; and no assignee
      of
      Tenant shall have the right to conduct any review with respect to a period
      antedating the assignment. Tenant shall exercise its right upon not less than
      fifteen (15) days’ prior Notice, given at any time within sixty (60) days
      following Tenant’s receipt of an Expense Statement (time being of the essence).
      Any such review 

     

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

       

      shall
        be
        conducted by Tenant or by an independent certified public accountant of Tenant’s
        choosing that is not being compensated by Tenant on a contingency fee basis.
        If
        Tenant employs such a third party reviewer then as a condition precedent
        to such
        review Tenant shall deliver to Landlord a copy of Tenant’s written agreement
        with such accountant which shall include provisions which state that (i)
        Landlord is an intended third-party beneficiary of the agreement, (ii) the
        accountant will not in any manner solicit or agree to represent any other
        tenant
        of the Center with respect to a review of Landlord’s accounting records at the
        Center, and (iii) the accountant will maintain in strict confidence any and
        all
        information obtained in connection with the review and will not disclose
        the
        fact of the review or any results of it to any person or entity other than
        to
        the Tenant. Any such review shall be conducted at Landlord’s office at the
        Center or at Landlord’s principal offices, or at such other location as Landlord
        may reasonably designate. Landlord will provide Tenant with reasonable
        accommodation for the review and reasonable use of available office equipment,
        but may make a reasonable charge for Tenant’s telephone calls and photocopies.
        Tenant shall deliver to Landlord a copy of the results of any such review
        within
        fifteen (15) days following its completion or receipt by Tenant and will
        maintain in strict confidence any and all information obtained in connection
        with the review and will not disclose the fact of the review or any results
        of
        it to any person or entity. A dispute over the Expense Statement or any error
        by
        Landlord in interpreting or applying the provisions of this Lease respecting
        Operating Costs or in calculating the amounts in the Expense Statement shall
        not
        be a breach of this Lease by Landlord, and even if any legal proceeding over
        the
        Expense Statement is resolved against Landlord this Lease shall remain in
        full
        force and effect and Landlord shall not be liable for any consequential damages.
        Pending the determination of any such dispute Tenant shall pay amounts billed
        with respect to such Expense Statement as Additional Rent, without prejudice
        to
        Tenant's position, and subject to rebate of any amounts subsequently found
        to
        have been charged to Tenant in error. If the dispute shall be determined
        in
        Tenant's favor then Landlord shall promptly pay to Tenant the amount of Tenant's
        overpayment of Rent resulting from compliance with the Expense Statement
        together with interest from the time of such overpayment at the Reimbursement
        Rate, together with all of Tenant's attorney fees, costs and expenses incurred
        in contesting the Expense Statement. [SEE
        RIDER]

    

     

    12.  Taxes.

     

    12.1.  Tenant's
      Proportionate Share of Increased Taxes.
      Landlord
      shall pay all Taxes levied upon or assessed against the land and improvements
      comprising the Center and the appurtenances thereto during the Term of this
      Lease, in the first instance. If Taxes during any whole or partial Tax Year
      exceed the Base Taxes then Tenant shall pay to Landlord, as Additional Rent,
      Tenant’s Proportionate Share of increased Taxes. [SEE
      RIDER]

     

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

     

    12.2.  Payment
      of Proportionate Share of Taxes.
      Tenant's
      Proportionate Share of Taxes shall be paid by Tenant, at Landlord's election
      (i)
      in advance, in equal monthly installments in such amounts as are estimated
      and
      billed for each Tax Year by Landlord at the commencement of the Term and at
      the
      beginning of each successive Tax Year during the Term, each such installment
      being due on the first day of each calendar month or (ii) in lump sum, following
      Landlord's receipt of the tax bill for the Tax Year in question, and calculation
      of Tenant's Proportionate Share with respect thereto. If Landlord has elected
      that Tenant pay its Proportionate Share of Taxes in installments, in advance,
      then, at any time during a Tax Year, Landlord may re-estimate Tenant's
      Proportionate Share of Taxes and thereafter adjust Tenant's monthly installments
      payable during the Tax Year to reflect more accurately Tenant's Proportionate
      Share of Taxes. Promptly following Landlord's receipt of tax bills for each
      Tax
      Year Landlord will notify Tenant of the amount of Taxes for the Tax Year in
      question and the amount of Tenant's Proportionate Share thereof. Any overpayment
      or deficiency in Tenant's payment of its Proportionate Share of Taxes for each
      Tax Year shall be adjusted between Landlord and Tenant; Tenant shall pay
      Landlord or Landlord shall credit to Tenant's account (or, if such adjustment
      is
      at the end of the Term, Landlord shall pay Tenant), as the case may be, within
      fifteen (15) days of the aforesaid notice to Tenant, such amount necessary
      to
      effect such adjustment. Landlord's failure to provide such notice within the
      time prescribed above shall not relieve Tenant of any of its obligations
      hereunder. [SEE
      RIDER]

     

    12.3.  Taxes
      on Rent.
      In
      addition to Tenant's Proportionate Share of Taxes, Tenant shall pay to the
      appropriate agency any sales, excise and other tax (not including, however,
      Landlord's income taxes) levied, imposed or assessed by the State of Maryland
      or
      any political subdivision thereof or other taxing authority upon any Rent
      payable hereunder. Tenant shall also pay, prior to the time the same shall
      become delinquent or payable with penalty, all taxes imposed on its inventory,
      furniture, trade fixtures, apparatus, equipment, Leasehold Improvements
      installed by Tenant or by Landlord on behalf of Tenant (except to the extent
      such Leasehold Improvements or Alterations shall be covered by Taxes referred
      to
      in Subsection 12.1 hereof), and any other property of Tenant. [SEE
      RIDER]

     

    13.  Services
      and Utilities. [SEE RIDER]

     

    13.1.  Provision
      of Services and Utilities to Premises.
      During
      the Term Landlord
      shall provide the following facilities and services to Tenant as part of
      Operating Costs (except as otherwise provided herein): [SEE
      RIDER]

     

    13.1.1  Elevator.At
      least
      one elevator subject to call at all times, including Sundays and holidays,
      in
      elevator-serviced buildings. The foregoing notwithstanding, if only one (1)
      elevator serves the Building, Landlord shall have the right to remove it from
      service for the performance of repairs, maintenance or testing or due to an
      emergency. [SEE
      RIDER]

     

    13.1.2  Utilities.During
      Building operating hours, as determined and published by Landlord from time
      to
      time, reasonable amounts of natural gas for gas-serviced buildings, electric
      current for lighting, small items of office equipment, subject to the provisions
      of Section 13.3 and central heating and air conditioning during the seasons
      of
      the year when these services are normally and usually furnished, and within
      the
      temperature ranges of six degrees Fahrenheit plus or minus the dialed or
      regulated temperature on interior thermostats, and otherwise in such amounts
      normally or usually furnished in comparable office buildings in the locale
      of
      the Center. Landlord shall provide the aforesaid services at other times and
      on
      Sundays and holidays (“after-hours service”) at Tenant's expense, provided
      Tenant gives Landlord notice by 1:00 p.m. on weekdays for after-hours service
      on
      the next weekday, by 1:00 p.m. the day before a holiday for service on a
      holiday, and by 1:00 p.m. on Friday for after-hours service on Saturday or
      service on Sunday. Such after-hours service shall be charged to Tenant at rates
      to 

     

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

       

      be
        determined by Landlord, which rates shall be given to Tenant on request.
        Landlord reserves the right to adjust from time to time, in its sole discretion,
        the rate at which such services shall be provided; Tenant shall pay for such
        service, as Additional Rent, promptly upon receipt of an invoice with respect
        thereto. [SEE
        RIDER]

    

     

    13.1.3  Cleaning.Cleaning
      in Landlord's standard manner Monday through Friday exclusive of legal holidays.
      [SEE
      RIDER]

     

    13.1.4  Lighting.Replacement
      of light tubes or bulbs for building standard light fixtures. All light tube
      or
      bulb replacements for special non-standard lighting fixtures shall be furnished
      and installed by Landlord at Tenant's expense.

     

    13.1.5  Lavatories.Rest
      room
      facilities and necessary lavatory supplies, including hot and cold running
      water
      at the points of supply, as provided for general use of all tenants in the
      Building.

     

    13.1.6  Common
      Area Maintenance.Routine
      maintenance, painting, and electric lighting service for all Common Areas of
      the
      Building in such manner as Landlord deems reasonable. [SEE
      RIDER]

     

    13.1.7  Signage.
      Suite
      entry and Building directory signage in accordance with Landlord’s Building
      standard specifications. 

     

    13.2.  Interruption
      of Service.Any
      failure by Landlord to furnish the foregoing services, resulting from
      circumstances beyond Landlord's reasonable control or from interruption of
      such
      services due to repairs or maintenance, shall not render Landlord liable in
      any
      respect for damages to either person or property, nor be construed as an
      eviction of Tenant, nor cause an abatement of Rent hereunder, nor relieve Tenant
      from any of its obligations hereunder. If any public utility or governmental
      body shall require Landlord or Tenant to restrict the consumption of any utility
      or reduce any service for the Premises or the Center then Landlord and Tenant
      shall comply with such requirements, whether or not the utilities and services
      referred to in this Section are thereby reduced or otherwise affected, without
      any liability on the part of Landlord to Tenant or any other person or any
      reduction or adjustment in Rent payable hereunder. Landlord and its agents
      shall
      be permitted reasonable access to the Premises for the purpose of installing
      and
      servicing systems within the Premises deemed necessary by Landlord to provide
      the services and utilities referred to in this Section to Tenant and other
      tenants in the Building. [SEE
      RIDER]

     

    13.3.  Tenant's
      Consumption of Electricity.Tenant
      covenants that, unless permitted pursuant to the terms of this Section, it
      shall
      not consume more electrical current than the amount considered by Landlord
      to be
      reasonable for standard office usage within the Premises (“Base Current”).
      Landlord shall be under no obligation to furnish electrical energy other than
      the Base Current, and Tenant shall not install or use on the Premises any
      electrical equipment, appliance or machine requiring more electrical energy
      than
      the Base Current, unless the installation and use of such additional electrical
      equipment, appliance or machine has been approved by Landlord pursuant to terms
      and conditions set forth in a separate agreement, which approval may be
      conditioned upon the payment by Tenant, as Additional Rent, of the cost of
      the
      additional electrical energy and modifications to the Building electrical system
      required for the operation of such electrical equipment, appliance or machine.
      

     

    
      
        
        

      

      
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    14.  Indemnifications
      and Waiver of Claims.

     

    14.1.  Indemnity
      by Tenant.To
      the
      maximum extent permitted by law, but subject to the provisions of Subsection
      14.5, Tenant indemnifies Landlord, any Superior Lessor and any Superior
      Mortgagee, and agrees to save them harmless and, at the option of any of them,
      defend them from and against any and all claims, actions, damages, liabilities
      and expenses (including attorneys' and other professional fees) judgments,
      settlement payments, and fines paid, incurred or suffered by any of them in
      connection with loss of life or personal injury, or damage to property or to
      the
      environment, suffered by third parties, or in connection with any accident,
      injury or damages whatever in the Premises, and arising from or out of the
      conduct or management of the Premises or of any business therein, or any work
      or
      thing whatsoever done, or any condition created in or about the Premises during
      the Term of this Lease or during the period of time, if any, prior to the
      Commencement Date that Tenant may have been given access to the Premises.
[SEE
      RIDER]

     

    14.2.  Indemnity
      by Landlord.To
      the
      maximum extent permitted by law, but subject to the provisions of Subsection
      14.5, Landlord indemnifies Tenant and agrees to save it harmless from and
      against any and all claims, actions, damages, liabilities and expenses
      (including attorneys' and other professional fees) judgments, settlement
      payments, and fines paid, incurred or suffered by any of them in connection
      with
      loss of life or personal injury, or damage to property suffered by third parties
      arising from or out of the use of any portion of the Common Areas by Landlord,
      occasioned wholly or in part by any act or omission of Landlord, its officers,
      agents, contractors or employees. [SEE
      RIDER]

     

    14.3.   Survival
      of Indemnities.Landlord's
      and Tenant's obligations pursuant to Subsections 14.1 and 14.2 shall survive
      any
      termination of this Lease with respect to any act, omission or occurrence which
      took place prior to such termination.

     

    14.4.  Limitation
      on Landlord's Liability for Loss, Damage and Injury.To
      the
      maximum extent permitted by law, Tenant shall occupy and use the Premises,
      the
      Building and the Common Areas at Tenant's own risk. All property of Tenant
      shall
      be and remain at the sole risk of Tenant. Tenant hereby expressly agrees that
      Landlord and its agents, servants and employees shall not be liable or
      responsible for any damage or injury to the person or property of Tenant
      directly or indirectly caused by any source, circumstance or cause whatsoever.
      The foregoing waiver and release is intended by Landlord and Tenant to be
      absolute and unconditional, and without exception, and to supersede any specific
      repair obligation imposed by Landlord hereunder; provided that such waiver
      and
      release shall not apply to the omission, fault, negligence, or other misconduct
      of Landlord except to the extent such omission, fault, negligence or other
      misconduct is waived by Tenant after the occurrence or is waived pursuant to
      Tenant's policies of fire insurance with standard broad form coverage
      indorsements, which waiver Tenant is obligated to obtain and shall be liable
      for
      failure to obtain. No representation, guaranty, assurance or warranty is made
      or
      given by Landlord that the communications or security systems, devices or
      procedures used, if any, will be effective to prevent injury to Tenant or any
      other person or damage to, or loss (by theft or otherwise) of any of Tenant's
      Personal Property or of the property of any other person, and Landlord reserves
      the right to discontinue or modify at any time such communications or security
      systems, devices or procedures without liability to Tenant. [SEE
      RIDER]

     

    14.5.  Waiver
      of Right of Recovery.Except
      as
      provided in Subsection 6.4, neither party, nor its officers, directors,
      employees, agents or invitees, nor, in case of Tenant, its subtenants, shall
      be
      liable to the other party or to any insurance company (by way of subrogation
      or
      otherwise) insuring the other party for any loss or damage to any building,
      structure or other tangible property, when such loss is caused by any of the
      perils which are or could be insured against under a standard policy of full
      

     

    
      
        
        

      

      
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      replacement
        cost insurance for fire, theft and all risk coverage, or losses under workers'
        compensation laws and benefits, even though such loss or damage might have
        been
        occasioned by the negligence of such party, its agents or employees (this
        clause
        shall not apply, however, to any damage caused by intentionally wrongful
        actions
        or omissions); provided, however, that if, by reason of the foregoing waiver,
        either party shall be unable to obtain any such insurance, such waiver shall
        be
        deemed not to have been made by such party and, provided, further, that if
        either party shall be unable to obtain any such insurance without the payment
        of
        an additional premium therefor, then, unless the party claiming the benefit
        of
        such waiver shall agree to pay such party for the cost of such additional
        premium within thirty (30) days after notice setting forth such requirement
        and
        the amount of the additional premium, such waiver shall be of no force and
        effect between such party and such claiming party. Each party shall use
        reasonable efforts to obtain such insurance from a company that does not
        charge
        an additional premium or, if that is not possible, one that charges the lowest
        additional premium. Each party shall give the other party notice at any time
        when it is unable to obtain insurance with such a waiver of subrogation without
        the payment of an additional premium and the foregoing waiver shall be effective
        until thirty (30) days after notice is given. Each party represents that
        its
        current insurance policies allow such waiver. The provisions of this Section
        shall not limit the indemnification for liability to third parties pursuant
        to
        Subsections 14.1 and 14.2.

    

     

    15.  Insurance.

     

    15.1.  Tenant's
      Insurance.Tenant,
      at its expense, shall obtain and maintain in effect as long as this Lease
      remains in effect and during such other time as Tenant occupies the Premises
      or
      any part thereof, insurance policies providing at least the following
      coverage:

     

    15.1.1  commercial
      general liability insurance written on an occurrence basis with respect to
      the
      Premises and the business operated by Tenant and any subtenants, concessionaires
      or licensees of Tenant, to afford insurance against personal injury, death
      and
      property damage, and including insurance against assumed or contractual
      liability under this Lease, specifically including the liability of Tenant
      arising out of the indemnities provided in Subsection 14.1, with minimum
      combined single limits of Two Million Dollars ($2,000,000) per occurrence and
      in
      the aggregate;

     

    15.1.2  all-risk
      property and casualty insurance, including theft coverage, written at full
      replacement cost value and with full replacement cost endorsement, covering
      all
      of Tenant's Personal Property and Tenant's interest in all Alterations installed
      in the Premises by or on behalf of Tenant (other than the Leasehold Improvements
      constructed by Landlord as provided in Section 4 of this Lease); and
[SEE
      RIDER]

     

    15.1.3  comprehensive
      boiler and machinery equipment insurance, including electrical apparatus, if
      applicable; and,

     

    15.1.4  if
      and to
      the extent required by law, workers’ compensation or similar insurance in form
      and amounts required by law.

     

    15.2.  Tenant's
      Contractor's Insurance.Tenant
      shall require any contractor of Tenant performing work on or about the Premises
      to carry and maintain, at no expense to Landlord: 

     

    15.2.1  commercial
      general liability insurance written on an occurrence basis with respect to
      the
      Premises and the business operated by Tenant and any subtenants, concessionaires
      or licensees of Tenant, to afford insurance against personal injury, death
      and
      property damage, and including 

     

    
      
        
        

      

      
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      insurance
        against assumed or contractual liability under this Lease, with minimum combined
        single limits of Two Million Dollars ($2,000,000) per occurrence and in the
        aggregate;

    

     

    15.2.2  comprehensive
      automobile liability insurance with limits for each occurrence of not less
      than
      One Million Dollars ($1,000,000) with respect to personal injury or death and
      Five Hundred Thousand Dollars ($500,000) with respect to property damage;
      and

     

    15.2.3  workers’
      compensation or similar insurance in form and amounts required by
      law.

     

    15.3.  Policy
      Requirements.The
      company or companies writing any insurance which Tenant or Tenant's contractor
      is required to carry and maintain or cause to be carried or maintained pursuant
      to Subsections 15.1 and 15.2 shall be licensed to do business in the State
      of
      Maryland and have an A. M. Best rating of at least A/VIII. The form of such
      insurance shall at all times be subject to Landlord's approval. Public liability
      policies shall name Landlord and/or its designee(s) as additional insured,
      shall
      be primary and non-contributory, and shall also contain a provision by which
      the
      insurer agrees that such policy shall not be canceled, materially changed or
      not
      renewed without at least thirty (30) days advance notice to Landlord, at
      Landlord's Notice Address, by certified mail, return receipt requested, or
      to
      its designee. Each such policy, or a certificate thereof, shall be deposited
      with Landlord by Tenant promptly upon commencement of Tenant's obligation to
      procure the same. 

     

    15.4.  Tenant's
      Failure to Insure.If
      Tenant
      fails to obtain insurance as required under this Section then Landlord may,
      but
      shall not be obligated to, obtain such insurance, and in such event, Tenant
      agrees to pay, as Additional Rent, the premium for such insurance upon demand
      by
      Landlord.

     

    15.5.  Landlord's
      Insurance Coverage.During
      each Operating Year Landlord shall maintain in force, under one or more
      policies, property insurance coverage with respect to the Building and the
      Center generally, including, without limitation, commercial general liability
      insurance, insurance against fire, all-risk coverage including earthquake and
      flood, theft or other casualties and such other liability and property insurance
      coverage deemed appropriate by Landlord with such coverage limits, deductible
      amounts and companies as Landlord may determine. 

     

    16.  Casualty
      and Condemnation.

     

    16.1.  Landlord's
      Obligation to Repair and Reconstruct.
      If the
      Premises shall be damaged by a Casualty but the Premises shall not be thereby
      rendered wholly or partially untenantable, then Landlord shall promptly cause
      such damage to be repaired and there shall be no abatement of Rent. If, as
      the
      result of such Casualty, the Premises shall be rendered wholly or partially
      untenantable, then, subject to the provisions of Subsection 16.2, Landlord
      shall
      cause such damage to be repaired and all Rent shall be abated proportionately
      as
      to the portion of the Premises rendered untenantable during the period of such
      untenantability. All such repairs shall be made at the expense of Landlord,
      but
      Landlord shall not be required to perform any work within the Premises beyond
      that described and constructed by Landlord prior to the Commencement Date as
      Leasehold Improvements. Landlord shall not be liable for interruption to
      Tenant's business or for damage to or replacement or repair of Tenant's Personal
      Property or to any Alterations, all of which damage, replacement or repair
      shall
      be undertaken and completed by Tenant promptly.

     

    16.2.  Landlord's,
      Tenant’s Options to Terminate Lease. 

     

    
      
        
        

      

      
        19

        
          

        

      

      
        
        

      

    

     

    16.2.1  If
      the
      Premises are (a) rendered wholly untenantable, or (b) damaged as a result of
      any
      cause which is not covered by Landlord's insurance, or if the Building is
      damaged to the extent of fifty percent (50%) or more of the Rentable Area of
      the
      Premises, or if, for reasons beyond Landlord's control or by virtue of the
      terms
      of any financing of the Building, sufficient insurance proceeds are not
      available for the reconstruction or restoration of the Building or Premises,
      then, in any such events, Landlord may elect to terminate this Lease by giving
      to Tenant notice of such election within ninety (90) days after the occurrence
      of such event, or after the insufficiency of such proceeds becomes known to
      Landlord, whichever is applicable. If such notice is given, the rights and
      obligations of the parties shall cease as of the date set forth in such notice,
      and the Basic Rent and Additional Rent (other than any Additional Rent due
      Landlord either by reason of Tenant's failure to perform any of its obligations
      hereunder or by reason of Landlord's having provided Tenant with additional
      services hereunder) shall be adjusted as of the date of such termination.
[SEE
      RIDER]

     

    16.2.2  If,
      within the 90 day period set forth above, Landlord shall not have made an
      election to rebuild or to terminate this Lease as provided in the preceding
      paragraph, then Tenant may elect to terminate this Lease by giving to Landlord
      notice of such election within thirty (30) days following the expiration of
      such
      ninety (90) period. If the Premises have not been fully restored within 180
      days
      following the occurrence of a Casualty then Tenant may elect to terminate this
      Lease by giving to Landlord notice of such election within thirty (30) days
      following the expiration of such 180 day period. In either case, if such notice
      is given, the rights and obligations of the parties shall cease as of the date
      set forth in such notice, and the Basic Rent and Additional Rent (other than
      any
      Additional Rent due Landlord either by reason of Tenant's failure to perform
      any
      of its obligations hereunder or by reason of Landlord's having provided Tenant
      with additional services hereunder) shall be adjusted as of the date of such
      termination. [SEE
      RIDER]

     

    16.3.  Insurance
      Proceeds.
      If
      neither party elects to terminate this Lease pursuant to Subsection 16.2,
      Landlord shall, subject to the prior rights of any Superior Mortgagee or
      Superior Lessor, disburse and apply any insurance proceeds received by Landlord
      to the restoration and rebuilding of the Building in accordance with Subsection
      16.1 hereof. All insurance proceeds payable with respect to the Premises
      (excluding proceeds payable to Tenant pursuant to Subsection 15.1), shall belong
      to and shall be payable to Landlord.

     

    16.4.  Condemnation.
      If the
      whole or any part of the Premises is taken under the power of eminent domain
      then this Lease shall terminate as to the part so taken on the date Tenant
      is
      required to yield possession thereof to the condemning authority. Landlord
      shall
      make necessary repairs and alterations to restore the part not taken to useful
      condition and the Basic Rent shall be reduced proportionately as to the portion
      of the Premises so taken. If the amount of the Premises so taken substantially
      impairs the usefulness of the Premises for the Permitted Use, then either party
      may terminate this Lease as of the date when Tenant is required to yield
      possession. All compensation awarded for any taking of the fee and the leasehold
      shall belong to and be the property of Landlord; provided, however, that Tenant,
      and not Landlord, shall be entitled to any portion of the award which does
      not
      serve to reduce Landlord's award and is made directly to Tenant in reimbursement
      for Tenant's cost of removal of its stock, trade fixtures, moving and relocation
      costs.

     

    17.  Signs.

     

    Tenant
      shall neither erect, maintain or replace any sign within the Premises visible
      from outside the Building, nor erect or maintain any sign upon the exterior
      of
      the Building or anywhere else upon the Center, without first obtaining
      Landlord's written approval as to the size, design, location, type of

     

    
      
        
        

      

      
        20

        
          

        

      

      
        
        

      

       

      composition
        or material and lighting thereof. Design shall be in accordance with the
        guidelines established by Landlord from time to time and all applicable laws
        and
        regulations. Any such sign shall be inscribed, painted or affixed by Landlord,
        or a company approved by Landlord, but the entire cost thereof shall be borne
        by
        Tenant. Tenant shall maintain any such sign or signs in good condition and
        repair at all times, and pay any taxes imposed thereon. During the six (6)
        month
        period preceding the expiration date of the Term, Landlord may place upon
        the
        Premises a FOR RENT sign. [SEE
        RIDER]

    

     

    18.  Right
      of Entry for Inspection, Exhibition, Repair. 

     

    Landlord
      and its representatives shall have the right at all reasonable times during
      normal business hours with prior Notice to enter the Premises for the purposes
      of inspecting them and exhibiting them for sale, lease or financing; and
      Landlord shall not be liable in any manner for any entry into the Premises
      for
      such purposes. If Landlord’s inspection discloses a violation of the provisions
      of this Lease then all Fees and Costs incurred by Landlord in connection with
      the inspection shall be due and payable by Tenant to Landlord, as Additional
      Rent, on demand by Landlord. Landlord reserves and shall at all times have
      the
      right to re-enter the Premises upon 24 hours prior notice to Tenant (except
      in
      an emergency) to maintain, repair and replace the Premises and any portion
      of
      the Building of which the Premises are a part, without abatement of Rent.
      Landlord may for the purpose of such work erect, use and maintain scaffolding,
      pipes, conduits and other necessary structures in and through the Premises
      where
      reasonably required by the character of the work to be performed, provided
      that
      entrance to the Premises shall not be blocked. Tenant waives any claim for
      any
      injury or inconvenience to or interference with Tenant's business, any loss
      of
      occupancy or quiet enjoyment of the Premises and any other loss occasioned
      by
      any such maintenance, repair or replacement work. [SEE
      RIDER]

     

    19.  Subordination
      and Attornment.This
      Lease and all rights of Tenant hereunder are and shall be subject and
      subordinate in all respects to all Superior Leases and Superior Mortgages,
      including each advance made or to be made under any Superior Mortgage and all
      renewals, modifications, replacements, supplements, substitutions and extensions
      of the Superior Lease and the Superior Mortgage and all spreaders and
      consolidations of the Superior Mortgage. The provisions of this Section shall
      be
      self-operative and no further instrument of subordination shall be required.
      In
      confirmation of such subordination, Tenant shall promptly execute and deliver,
      at its own cost and expense, any instrument, in recordable form if requested,
      that Landlord, the Superior Lessor or the Superior Mortgagee may reasonably
      request to evidence such subordination. The Superior Mortgagee may elect that
      this Lease shall have priority over its Superior Mortgage and, upon notification
      by the Superior Mortgagee to Tenant, this Lease shall be deemed to have priority
      over such Superior Mortgage, whether this Lease is dated prior to or subsequent
      to the date of such Superior Mortgage. If, at any time prior to the termination
      of this Lease, the Superior Lessor or the Superior Mortgagee or any person,
      or
      the Superior Lessor's or Superior Mortgagee's or such person's successors or
      assigns (the Superior Lessor, Superior Mortgagee and any such person or
      successor or assign being herein collectively referred to as "Successor
      Landlord") shall succeed to the rights of Landlord under this Lease through
      possession or foreclosure or delivery of a new lease or deed or otherwise,
      Tenant agrees, at the election and upon request of any such Successor Landlord,
      to fully and completely attorn to and recognize any such Successor Landlord,
      as
      Tenant's landlord under this Lease upon the then-executory terms of this Lease;
      provided such Successor Landlord shall agree in writing to accept Tenant's
      attornment. The foregoing provisions of this Section shall: (i) inure to the
      benefit of any such Successor Landlord; (ii) apply notwithstanding that, as
      a
      matter of law, this Lease may terminate upon the termination of the Superior
      Lease; (iii) be self-operative upon any such demand; and (iv) require no further
      instrument to give effect to said provisions. Tenant, however, upon demand
      of
      any such Successor Landlord agrees to execute, from time to time, instruments
      to
      evidence and 

     

    
      
        
        

      

      
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    confirm
      the foregoing provisions of this Section, satisfactory to any such Successor
      Landlord, acknowledging such attornment and setting forth the terms and
      conditions, of its tenancy. Upon such attornment this Lease shall continue
      in
      full force and effect as a direct lease between such Successor Landlord and
      Tenant upon all of the then-executory terms of this Lease except that such
      Successor Landlord shall not be: (i) liable for any previous act or omission
      or
      negligence of Landlord under this Lease; (ii) subject to any counterclaim,
      defense or offset, not expressly provided for in this Lease and asserted with
      reasonable promptness, which theretofore shall have accrued to Tenant against
      Landlord; (iii) obligated to perform any Leasehold Improvements or other work
      with respect to the Premises; (iv) bound by any previous modification or
      amendment of this Lease or by any previous prepayment of more than one month's
      Rent, unless such modification or prepayment shall have been approved in writing
      by the Superior Lessor or the Superior Mortgagee through or by reason of which
      the Successor Landlord shall have succeeded to the rights of Landlord under
      this
      Lease; (v) obligated to repair the Premises or the Building or any part thereof,
      in the event of total or substantial total damage beyond such repair as can
      reasonably be accomplished from the net proceeds of insurance actually made
      available to Successor Landlord; or (vi) obligated to repair the Premises or
      the
      Building or any part thereof, in the event of partial condemnation beyond such
      repair as can reasonably be accomplished from the net proceeds of any award
      actually made available to Successor Landlord, as consequential damages
      allocable to the part of the Premises or the Building not taken. Nothing
      contained in this Section shall be construed to impair any right otherwise
      exercisable by any such owner, holder or lessee. [SEE
      RIDER]

     

    20.  Modifications
      to Lease; Rights of Superior Mortgagee, Superior Lessor. 

     

    If,
      in
      connection with the obtaining, continuing or renewing of financing for which
      the
      Building, the Center or the interest of the lessee under the Superior Lease
      represents collateral, in whole or in part, a savings or commercial bank or
      trust company, insurance company, savings and loan association, a welfare,
      pension or retirement fund or system or any other lender shall be or be willing
      to become the Superior Mortgagee and shall request reasonable modifications
      of
      this Lease as a condition of such financing, Tenant will not unreasonably
      withhold its consent thereto, provided that such modifications do not materially
      and adversely either increase the obligations of Tenant hereunder or affect
      the
      rights of Tenant under this Lease. If any act or omission by Landlord would
      give
      Tenant the right, immediately or after lapse of time, to cancel or terminate
      this Lease or to claim a partial or total eviction, Tenant will not exercise
      any
      such right until: (i) it has given Notice of such act or omission to each
      Superior Mortgagee and each Superior Lessor, whose name and address shall have
      previously been furnished to Tenant; and (ii) a reasonable period for remedying
      such act or omission shall have elapsed following such giving of Notice and
      following the time when such Superior Mortgagee or Superior Lessor shall have
      become entitled under such Superior Mortgage or Superior Lease, as the case
      may
      be, to remedy the same (which shall in no event be less than the period to
      which
      Landlord would be entitled under this Lease to effect such remedy) provided
      such
      Superior Mortgagee or Superior Lessor shall, with reasonable diligence, give
      Tenant notice of intention to, and commence and continue to, remedy such act
      or
      omission or to cause the same to be remedied. [SEE
      RIDER]

     

    21.  Defaults
      by the Tenant.

     

    21.1.  Events
      of Default Defined.
      Each of
      the following shall be deemed an "Event of Default" under this Lease:

     

    21.1.1  The
      failure by Tenant to pay Basic Rent, Additional Rent, or any other sum required
      to be paid under the terms of this Lease, when and as due hereunder which
      remains unpaid more than five (5) days following Notice;

     

    
      
        
        

      

      
        22

        
          

        

      

      
        
        

      

    

     

    21.1.2  The
      failure by Tenant to perform or observe any other term, covenant, agreement
      or
      condition of this Lease on the part of Tenant to be performed, for a period
      of
      fifteen (15) days following Notice; [SEE
      RIDER]

     

    21.1.3  Tenant
      or
      any guarantor of any of Tenant's obligations hereunder shall make or deliver
      to
      Landlord any financial report or statement, certificate, representation or
      warranty (including, without limitation, any representation or warranty made
      by
      Tenant herein) which proves to have been false or misleading in any material
      respect as of the time at which the facts therein set forth were stated or
      certified, or if any such financial report or statement has omitted any material
      contingent or unliquidated liability or claim against Tenant or any such
      guarantor of any of Tenant's obligations hereunder; 

     

    21.1.4  Tenant
      or
      any guarantor of any of Tenant's obligations hereunder shall cease doing
      business as a going concern, make an assignment for the benefit of creditors,
      generally not pay its debts as they become due or admit in writing its inability
      to pay its debts when they become due, be adjudicated an insolvent, file a
      petition seeking for itself any reorganization, arrangement, composition,
      readjustment, liquidation, dissolution or similar arrangement under any present
      or future statute, law, rule or regulation, or file an answer admitting the
      material allegations of a petition filed against it in any such proceeding,
      or
      consent to the filing of such a petition or acquiesce in the appointment of
      a
      trustee, receiver, custodian or other similar official for it of all or any
      substantial part of its assets or properties, or take any action looking to
      its
      dissolution or liquidation; file a voluntary or involuntary petition proposing
      the adjudication of Tenant or any guarantor of Tenant's obligations hereunder
      as
      a debtor under the Bankruptcy Code, or the reorganization of Tenant or any
      such
      guarantor under the Bankruptcy Code, unless such a petition is filed by a party
      other than Tenant or any such guarantor and is withdrawn or dismissed within
      sixty (60) days after the date of filing;

     

    21.1.5  A
      Transfer in violation of the prohibition contained in Section 7;

     

    21.1.6  The
      vacating or abandonment of the Premises by Tenant at any time during the term
      of
      this Lease, or the suspension of business by Tenant at the Premises for more
      than fifteen (15) consecutive days; [SEE
      RIDER]

     

    21.1.7  The
      failure of Tenant to vacate the Premises upon the expiration of the Term, or
      earlier termination thereof pursuant to other provisions of this
      Lease.

     

    21.2.  Landlord's
      Remedies for Default.
      Upon the
      occurrence of an Event of Default, Landlord shall have the right, at its
      election, immediately upon such Event of Default or at any time thereafter
      and
      while any such Event of Default shall continue, to exercise one or more of
      the
      following remedies. [SEE
      RIDER]

     

    21.2.1  Landlord
      may terminate this Lease, as well as all right, title and interest of Tenant
      hereunder, by giving Notice of Landlord's intention to terminate this Lease
      on
      the date of such given notice or on any later date specified therein, whereupon,
      on the date specified in such notice, Tenant's right to possession of the
      Premises shall cease and this Lease shall thereupon be terminated, except as
      to
      Tenant's liability for damages as hereafter set forth, as if the expiration
      of
      the term fixed in such notice were the end of the Term originally set forth
      in
      this Lease.

     

    21.2.2  Landlord
      may re-enter the Premises, with or without legal process and using such force
      for such purposes as may be reasonably necessary, without being liable for
      prosecution thereof, and without being deemed guilty of any manner of trespass,
      and without prejudice to any remedies for arrears

     

    
      
        
        

      

      
        23

        
          

        

      

      
        
        

      

       

      of
        Rent
        or preceding breach of covenants or conditions and, upon such reentry, Landlord
        may remove any and all of Tenant's property at the Premises; [SEE
        RIDER]

    

     

    21.2.3  Landlord
      may exercise any other remedy available to it at law, in equity, by statute
      or
      otherwise; and, for such purposes, Landlord shall be entitled to the benefit
      of
      all provisions of applicable city or county ordinances and public local laws
      and
      of the public general laws of the State of Maryland dealing with the speedy
      recovery of lands and tenements held over by tenants or proceedings in forcible
      entry and detainer;

     

    21.2.4  In
      addition to any other rights it may have in law or equity, Landlord shall be
      entitled (but shall not be obligated) to cure such Default, in which case Tenant
      shall reimburse Landlord for any Fees and Costs incurred in curing such Default,
      plus interest thereon at the Reimbursement Rate, all of which shall be payable
      by Tenant upon demand by Landlord. 

     

    21.3.  Landlord's
      Right to Re-let Premises.
      Upon any
      entry or re-entry by Landlord, with or without legal process, Landlord shall
      also have the right (but not the obligation) to re-let all or any part of the
      Premises, from time to time, at the risk and expense of Tenant. No re-entry
      by
      Landlord with or without a declaration of termination shall be deemed to be
      an
      acceptance or a surrender of this Lease or as a release of Tenant's liability
      for damages under the provisions of this Section. Landlord shall have the right
      to let or re-let the Premises for a longer or shorter term than that remaining
      after Tenant's default, to lease more or less area than that contained in the
      Premises, to lease the Premises together with other premises or property owned
      or controlled by Landlord, and to change the character or use of the Premises.
      Landlord shall be entitled to deduct from any amounts received from any such
      letting or re-letting all Fees and Costs incurred in connection with Tenant's
      default. No entry or re-entry by Landlord, whether resulting from summary
      proceedings or otherwise, nor any letting or re-letting shall absolve or
      discharge Tenant from liability hereunder. Tenant's liability hereunder, even
      if
      there be no letting or re-letting, shall survive the issuance of any dispossess
      warrant, order of court terminating this Lease or any other termination based
      upon Tenant's default. The words "enter", "re-enter", and "re-entry" as used
      in
      this Section and elsewhere in this Lease are not restricted to their technical
      legal meanings.

     

    21.4.  Damages.
      Tenant
      further agrees (i) notwithstanding re-entry by Landlord with or without
      termination pursuant to the provisions of the previous Subsection, or (ii)
      if
      this Lease is otherwise terminated by reason of Tenant's Default, or (iii)
      if
      Landlord retakes possession with or without process of law, or re-enters with
      or
      without a declaration of termination or (iv) if Landlord following any of the
      foregoing events, elects to let or re-let the Premises as provided in the
      previous Subsection, then Tenant shall, nevertheless, in each instance, be
      and
      remain obligated to, and shall pay to Landlord as damages, upon demand, all
      Fees
      and Costs incurred in connection with Tenant's breach of this Lease, plus,
      at
      the election of the Landlord, either: 

     

    21.4.1  Liquidated
      damages determined as of the date of termination of the Lease, in an amount
      equal to the excess, if any, of the sum of the aggregate Basic Rent and the
      aggregate Additional Rent which would have been paid over the remaining Term
      had
      this Lease not been terminated, discounted to present worth, over the
      then-current rental value of the Premises, for such remaining Term, as
      determined by Landlord, discounted to present worth, and in determining such
      liquidated damages, the Additional Rent for each year of such remaining Term
      shall be assumed to equal the Additional Rent payable for the Lease Year
      immediately preceding the Lease Year in which the default occurs, annualized
      in
      the event that such preceding Lease Year is less than twelve (12) months, and
      in
      determining present worth, a discount rate equal to one percentage point above
      the discount rate then in effect at the Federal Reserve Bank in Baltimore shall
      be used; or

     

    
      
        
        

      

      
        24

        
          

        

      

      
        
        

      

    

     

    21.4.2  Damages
      (payable in monthly installments, in advance, on the first day of each calendar
      month following such termination and continuing until the date originally fixed
      herein for the expiration of the Term of this Lease) in amounts equal to the
      sum
      of (i) an amount equal to the installment of Basic Rent which would have been
      payable by Tenant for such calendar month had this Lease not been terminated
      plus (ii) an amount equal to one-twelfth (1/12) of the total Additional Rent
      payable for the Lease Year immediately preceding the Lease Year in which the
      default occurred, annualized to the extent that such preceding Lease Year is
      less than twelve (12) months, minus the Rent, if any, collected by Landlord
      in
      respect to such calendar month pursuant either to re-leasing the Premises or
      portion thereof or from any existing subleases permitted under the terms of
      this
      Lease (after deduction from such Rent of the sum of Landlord's costs and
      expenses as set forth in Subsection). Landlord shall be entitled immediately
      to
      bring a separate suit, action or proceeding to collect any amount due from
      Tenant under this Subsection for any calendar month and any such suit, action,
      or proceeding shall not prejudice in any way the right of Landlord to collect
      such amount due on account of any subsequent calendar month by similar
      proceeding. 

     

    21.5.  Rent
      During Holdover.
      If
      Tenant fails to vacate the Premises at any time after termination of this Lease,
      then Landlord shall be entitled to the benefit of all summary proceedings to
      recover possession of the Premises at the end of the Term, as if statutory
      notice had been given. If Tenant remains in possession of the Premises after
      the
      expiration of the Term, such action shall not renew the Lease by operation
      of
      law and nothing herein shall be deemed as a consent by Landlord to Tenant's
      remaining in the Premises. If Tenant fails to vacate the Premises as required,
      Landlord may consider Tenant as either (i) a "Tenant-at-Will" liable for the
      payment of double the Basic Rent payable at the end of the Term or (ii) as
      a
      "Tenant-Holding-Over" liable for an amount equal to the actual damages incurred
      by Landlord as a result of Tenant's holding over, including, without limitation,
      all incidental, prospective and consequential damages and Fees and Costs, but
      in
      no event shall such amount be less than the amounts of (a) double the Basic
      Rent
      payable at the end of the Term and (b) the Additional Rent reserved hereunder
      applicable to the period of the holdover. In either event, all other covenants
      of this Lease shall remain in full force and effect. [SEE
      RIDER]

     

    21.6.  No
      Implied Waiver of Landlord's Rights.
      The
      failure of Landlord to insist in any one or more instances upon the performance
      of any of the covenants or conditions of this Lease, or to exercise any right
      or
      privilege herein conferred shall not be construed as thereafter waiving or
      relinquishing Landlord's right to the performance of any such covenants,
      conditions, rights or privileges, and the same shall continue and remain in
      full
      force and effect, and the waiver of one default or right shall not constitute
      waiver of any other default, and the receipt of any Rent by Landlord from Tenant
      or any assignee or subtenant of Tenant, whether the same be Rent that originally
      was reserved or that which may become payable under any covenants herein
      contained, or of any portion thereof, shall not operate as a waiver of
      Landlord's right to enforce the payment of the Rent or of any of the other
      obligations of this Lease by such remedies as may be appropriate, and shall
      not
      waive or avoid Landlord's right at any time thereafter to elect to terminate
      this Lease, on account of such assignment, sub-letting, transferring of this
      Lease or any other breach of any covenant or condition herein contained, unless
      evidenced by Landlord's written waiver thereof. The acceptance of Rent or any
      other consideration by Landlord at any time shall not be deemed an accord and
      satisfaction, and Landlord shall have absolute discretion to apply same against
      any sum for any period or reason due hereunder without the same constituting
      a
      release of any other sums remaining due and unpaid. [SEE
      RIDER]

     

    21.7.  Waiver
      of Jury Trial.LANDLORD
      AND TENANT HEREBY JOINTLY AND SEVERALLY WAIVE TRIAL BY JURY IN ANY ACTION,
      PROCEEDING OR COUNTERCLAIM BROUGHT BY LANDLORD 

     

    
      
        
        

      

      
        25

        
          

        

      

      
        
        

      

       

      OR
        TENANT
        ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS
        LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT'S USE OR OCCUPANCY
        OF THE
        PREMISES AND/OR ANY CLAIM OF INJURY OR DAMAGE. THIS WAIVER CONSTITUTES A
        WAIVER
        OF TRIAL BY JURY OF ALL CLAIMS AGAINST ALL PARTIES TO SUCH ACTIONS OR
        PROCEEDINGS, INCLUDING CLAIMS AGAINST PARTIES OTHER THAN LANDLORD OR TENANT.
        Landlord
        and Tenant make this waiver knowingly, willingly and voluntarily. Each party
        represents that no representations of fact or opinion have been made by any
        individual to induce this mutual waiver of trial by jury or to in any way
        modify
        or nullify its effect. If landlord commences any summary proceeding for
        nonpayment of Rent or for possession of the Premises Tenant will not interpose
        and hereby waives any counterclaim of whatever nature or description in any
        such
        proceeding. Tenant further waives the right to remove said summary proceeding
        to
        any other court or to consolidate said summary proceeding with any other
        action,
        whether brought prior or subsequent to such summary proceeding. This shall
        not,
        however, be construed as a waiver of Tenant's right to assert such claims
        in any
        separate action or actions brought by Tenant. 

       

       

    

    22.  Miscellaneous
      Provisions.

     

    22.1.  The
      Landlord.As
      used
      herein, the term "Landlord" means the Landlord originally so named as well
      as
      its successors and assigns, and any other subsequent owner of the leasehold
      estate or reversion in the Center, as well as the heirs, personal
      representatives, successors and assigns of any such subsequent owner, each
      of
      whom shall have the same rights, remedies, powers, authorities and privileges
      as
      he would have had if he had originally signed this Lease as Landlord, but any
      such person, whether or not named herein, shall have no liability hereunder
      after he shall cease to hold the title to or a leasehold interest in the said
      real estate, except for obligations which may have theretofore accrued. Neither
      Landlord nor any principal of Landlord, whether disclosed or undisclosed, shall
      have any personal liability with respect to this Lease, the Premises and the
      Center. After Tenant has accepted and taken occupancy of the Premises, Tenant
      shall look only to Landlord's estate and property in the Center (or the proceeds
      thereof) for the satisfaction of Tenant's remedies for the collection of a
      judgment (or other judicial process) requiring the payment of money by Landlord
      in the event of any default by Landlord hereunder, and no other property or
      assets of Landlord or its partners or principals, disclosed or undisclosed
      shall
      be subject to levy, execution or other enforcement procedure for the
      satisfaction of Tenant's remedies under or with respect to this Lease, the
      relationship of Landlord and Tenant hereunder or Tenant's use or occupancy
      of
      the Premises. [SEE
      RIDER]

     

    22.2.  The
      Tenant. 

     

    22.2.1  As
      used
      herein, the term "Tenant" means the Tenant named in this Lease as well as its
      heirs, personal representatives, successors and assigns, each of which shall
      be
      under the same obligations, liabilities, and disabilities and have only such
      rights, privileges and powers as it would have possessed had it originally
      signed this Lease as Tenant. However, no such rights, privileges or powers
      shall
      inure to the benefit of any assignee of Tenant, immediate or removed, unless
      the
      assignment to such assignee shall have been consented to in writing by the
      Landlord, as aforesaid. Any person or entity to which this Lease is assigned
      pursuant to the provisions of the Bankruptcy Code, shall be deemed without
      further act or deed to have assumed all of the obligations arising under this
      Lease on and after the date of such assignment. Any such Assignee shall upon
      demand execute and deliver unto Landlord an instrument confirming such
      assumption. [SEE
      RIDER]

     

    22.2.2  If
      two or
      more individuals, corporations, partnerships or other business associations
      (or
      any combination of two or more thereof) shall sign this Lease as Tenant, the
      liability of each such individual corporation, partnership or other business
      association to pay Rent and perform all

     

    
      
        
        

      

      
        26

        
          

        

      

      
        
        

      

       

      other
        obligations hereunder shall be deemed to be joint and several. In like manner,
        if the Tenant named in this Lease shall be a partnership or other business
        association, the members of which are, by virtue of statute or general law,
        subject to personal liability, the liability of each such member shall be
        joint
        and several.

    

     

    22.2.3  If
      Tenant
      is a corporation, general partnership, limited partnership or limited liability
      company, each person executing this Lease on behalf of Tenant, whether as
      officer, partner, manager or the like, jointly and severally covenants and
      warrants that Tenant has the requisite organizational approval to enter into
      and
      execute this Lease Agreement and that, on request such person shall be bound
      to
      provide to Landlord a copy of an appropriate organizational directive
      authorizing the execution of this Lease Agreement and authorizing the individual
      executing this Lease Agreement to execute said Agreement on behalf of and in
      the
      name of the Tenant.

     

    22.3.  Tenant's
      Certificate.
      Tenant
      agrees at any time, and from time to time, within ten (10) days after Landlord's
      written request, to execute, acknowledge and deliver to Landlord a written
      instrument in recordable form certifying or stating: (i) that this Lease is
      unmodified and in full force and effect (or if there shall then have been
      modifications, that the same is in full force and effect as so modified, and
      setting forth such modifications); (ii) that the Premises have been completed
      by
      Landlord in accordance with Section 4 hereof (or if not so completed, stating
      the respects in which not completed); (iii) that Tenant has accepted possession
      of the Premises, the date upon which the Term has commenced and the date of
      the
      expiration of the Term of this Lease; (iv) the dates to which Rent and other
      charges have been paid in advance, if any; (v) whether or not, to the best
      knowledge of the signer of such certificate, Landlord is then in default in
      the
      performance of any covenant, agreement or condition contained in this Lease
      and,
      if so, specifying in detail each such default of which the signer may have
      knowledge; (vi) as to any other matters as may be reasonably so requested;
      and
      (vii) that it is understood that such instrument may be relied upon by any
      prospective purchaser, mortgagee, assignee or lessee of Landlord's interest
      in
      this Lease, in the Center, or any portion or part thereof. [SEE
      RIDER]

     

    22.4.  Consent
      to Requests.If
      Tenant
      requests Landlord's consent on any matter as to which Landlord's consent is
      required to be obtained under this Lease, and Landlord fails or refuses to
      give
      such consent, then Tenant shall not be entitled to any damages for Landlord's
      withholding of its consent, it being intended that the sole and exclusive remedy
      for a wrongful withholding of consent shall be an expedited arbitration of
      the
      dispute in the following manner. The Tenant may initiate the arbitration within
      ten (10) days after receiving Landlord's notice of denial of consent, by sending
      Landlord notice of Tenant's demand for arbitration of the matter, referencing
      this Section. Tenant's notice shall also name Tenant's proposed arbitrator,
      who
      shall be an attorney licensed to practice law in the State of Maryland whose
      practice is primarily real estate sales and leasing transactions. Within five
      (5) days following receipt of Tenant's nomination Landlord shall send a
      responsive notice accepting Tenant's nominee, or rejecting such nominee and
      proposing an alternate arbitrator for Tenant's approval. If Landlord fails
      to
      respond within such time then Tenant's nominee shall be deemed approved. If
      any
      alternate nominee proposed by Landlord is in turn rejected by Tenant, so that
      the parties cannot agree upon an arbitrator within five (5) days after
      Landlord's response, then the arbitrator shall be appointed, at the request
      of
      either party, by the chief judge of the third judicial circuit of Maryland.
      A
      prerequisite for such appointment shall be the arbitrator's commitment to
      consider the matter and render a determination within thirty (30) days of the
      date of the selection of the arbitrator. The jurisdiction of the arbitrator
      in
      any such proceeding shall be limited to rendering a determination as to whether
      the withholding was reasonable or unreasonable, and such determination shall
      be
      final and binding upon the parties. Each party shall submit its position to
      the
      arbitrator, and the losing party shall pay all of the costs of the arbitration
      and the

     

    
      
        
        

      

      
        27

        
          

        

      

      
        
        
reasonable
        attorneys' fees and costs incurred by the prevailing party in connection
        with
        the arbitration. Except as otherwise provided herein, the procedures for
        the
        arbitration shall be in accordance with the rules of the American Arbitration
        Association. [SEE
        RIDER]

    

     

    22.5.  Relocation.Landlord
      reserves the right at its option and at Landlord's sole cost and expense
      (including all moving expenses of Tenant) to relocate the Premises hereby leased
      to another area within the Center, provided such new location shall be
      comparable to the Premises hereby leased and provided Landlord gives Tenant
      thirty (30) days' prior Notice of such relocation. [SEE
      RIDER]

     

    22.6.  Unavoidable
      Delays.
      Other
      than Tenant's obligation to pay Rent or any other payment to cure a Default
      and
      except as otherwise provided in this Lease, either party shall be excused for
      the period of any delay in the performance of any obligation when the delay
      is
      due to Unavoidable Delays. Neither party shall be entitled to rely upon this
      Section unless it shall give to the other party notice of the existence of
      the
      Unavoidable Delay within five (5) days after the commencement of the Unavoidable
      Delay.

     

    22.7.  Brokerage.
      Tenant
      warrants that it has had no dealings with any broker or agent in connection
      with
      this Lease other than the Named Broker, whose commission Landlord covenants
      and
      agrees to pay in the amount agreed between Landlord and such broker or brokers.
      Tenant covenants to pay, hold harmless and indemnify Landlord from and against
      any and all costs, expense or liability for any compensation, commissions or
      charges claimed by any broker other than those stated above or any other agent
      with respect to this Lease or the negotiation thereof. [SEE
      RIDER]

     

    22.8.  Entire
      Agreement.
      The
      Lease, including these General Terms and Conditions to Agreement of Lease,
      and
      any and all Exhibits and Riders hereto, as well as any other schedules or
      attachments hereto, set forth all the promises, agreements, conditions and
      understandings between Landlord and Tenant with respect to the Premises, and
      there are no promises, agreements, conditions or understandings, either oral
      or
      written, between them other than are herein set forth. No subsequent alteration,
      amendment, change or addition to this Lease shall be binding upon Landlord
      or
      Tenant unless reduced to writing and signed and delivered by each of
      them.

     

    22.9.  Effect
      of Delivery.
      Landlord
      has delivered a copy of this Lease to Tenant for Tenant's review only, and
      the
      delivery does not constitute an irrevocable offer to Tenant or an option to
      lease. Because the Premises are on the open market and are presently being
      shown, this Lease should be treated as a revocable offer, with the Premises
      being subject to prior lease, and such offer is subject to withdrawal or
      non-acceptance by Landlord or to other use of the Premises at any time and
      without notice. This Lease shall not be valid or binding unless and until signed
      by Tenant, delivered to Landlord, and accepted and signed by
      Landlord.

     

    22.10.  Delay
      in Delivery of Premises; Rule Against Perpetuities.To
      avoid
      application of the Rule Against Perpetuities, if the Commencement Date has
      not
      occurred within one (1) year following the date of this Lease for any reason
      other than the default of either party hereto then, unless the parties otherwise
      agree in writing, this Lease shall terminate, in which case Landlord shall
      return any Deposit previously delivered by Tenant, and all rights and
      obligations of the parties with respect to this Lease shall terminate. Tenant
      shall have no rights or claims under this Lease at law except that Landlord
      shall return to Tenant promptly after any termination any Deposit previously
      tendered to Landlord. 

     

    22.11.  Recording.
      Neither
      this Lease, nor any memorandum, affidavit, or other writing with respect
      thereto, shall be recorded by Tenant or by anyone acting through, under or
      on
      behalf of Tenant,

     

    
      
        
        

      

      
        28

        
          

        

      

      
        
        

      

       

      and
        the
        recording thereof in violation of this provision, shall (i) be deemed an
        Event
        of Default and, (ii) at Landlord's election, make this Lease null and
        void.

    

     

    22.12.  Time.
      Time is
      of the essence of this Lease.

     

    23.  Definitions.

     

    In
      addition to the terms defined in the Lease, the following definitions shall
      apply in these General Terms and Conditions to Lease and in any Exhibits, Riders
      or other addenda to the Lease:

     

    Additional
      Rent: All
      sums
      of money or charges required to be paid by Tenant under this Lease other than
      Basic Rent, whether or not such sums or charges are so designated.

     

    Alterations:
      Any of
      the following, made or proposed to be made to the Premises or any other part
      of
      the Building or Center following the Commencement Date: (i) any alteration,
      modification, substitution or other change of any nature to the structural,
      mechanical, electrical, plumbing, HVAC and fire suppression systems within
      or
      serving the Premises or the Building; (ii) any renovations, improvements or
      other installations in, on or to any part of the Premises or Building or Center
      generally (including, without limitation, any alterations of the exterior of
      the
      Premises, signs, structural alterations, or any cutting or drilling into any
      part of the Premises or Building or Center or any securing of any fixture,
      apparatus, or equipment of any kind to any part of the Premises); (iii) any
      installation or modification of carpeting, walls, partitions, counters, doors,
      shelves, lighting fixtures, hardware, locks, ceiling, window and wall coverings
      within the Premises.

     

    Appropriate
      Authorities:
      All
      Federal, state or county governmental officer, agency or department, having
      jurisdiction over the administration and enforcement of Legal Requirements,
      and
      also including any public or private authority which is required to issue any
      permits, licenses, consents, waivers or other approvals needed in connection
      with the construction, occupation or use of the Premises or the Center
      generally. 

     

    Casualty:
      Damage
      to all or any part of the Center, including the Building and the Premises,
      caused by fire, the elements, accident, act of God or the like.

     

    Commencement
      Date:
      The date
      specified in Section 1 of the Lease, but if no date is specified there, then
      upon the date, following Substantial Completion of any Leasehold Improvements,
      on which Landlord tenders to Tenant the keys to the Premises or other indicia
      of
      possession with respect thereto, indicating that Tenant may enter into
      possession of the Premises for the Term, or otherwise tenders delivery of the
      Premises to Tenant, in writing.

     

    Common
      Areas:
      Those
      areas and facilities which may be furnished by Landlord within the Center,
      for
      the general common use of tenants and other occupants of the Center, their
      officers, agents, employees and invitees, including (without limitation) all
      parking areas, access areas (other than public streets), employee parking areas,
      truckways, driveways, loading docks and areas, sidewalks, ramps, roofs,
      sprinkler systems, landscaped and planted areas, retaining walls, stairways,
      lighting systems and facilities, common utility and telecommunications
      facilities, drainage areas, roads, the common use elements of the Landlord's
      Building (including,
      without limitation, all stairs, landings, roofs, utility and mechanical rooms
      and equipment, service closets, corridors, elevators, lobbies, lavatories and
      other public areas of the Building and all other buildings located within the
      Center),
      and
      other similar areas, facilities or improvements.

     

    
      
        
        

      

      
        29

        
          

        

      

      
        
        

      

    

     

    Environmental
      Laws:
      The
      Clean Air Act, the Resource Conservation Recovery Act of 1976, the Hazardous
      Material Transportation Act, the Comprehensive Environmental Response,
      Compensation and Liability Act of 1980, the Resource Conservation and Recovery
      Act, the Toxic Substances Control Act, the Occupational Safety and Health Act,
      the Consumer Product Safety Act, the Clean Water Act, the Federal Water
      Pollution Control Act, the National Environmental Policy Act, Md. Nat.
      Res.
      Code
      Ann., Title 8, and Md. Env.
      Code
      Ann., Title 7, as each of the foregoing shall be amended from time to time,
      and
      any similar or successor laws, federal, state or local, or any rules or
      regulations promulgated thereunder.

     

    Fees
      and Costs:
      Any and
      all advances, charges, costs or fees actually and reasonably incurred by
      Landlord in collecting any sums due from Tenant hereunder, or otherwise in
      preserving the rights of Landlord hereunder or in enforcing the rights and
      obligations of Landlord and Tenant hereunder, (and specifically including actual
      legal expenses and management fees reasonably incurred by Landlord
      hereunder).

     

    Final
      Plans and Specifications:
      The
      Final Plans and Specifications prepared by a professional designer, interior
      designer, or architect, approved by Landlord in advance, for the layout of
      the
      Premises, including Leasehold Improvements, identifying the dimensioned location
      of all partitions, interior doors, lighting fixtures, lightpole switches,
      electrical outlets, telephone receptacles or systems, together with the
      specifications therefor and any other improvements Tenant desires to be made
      to
      the Premises prior to the Commencement Date.

     

    Hazardous
      Materials:
      Asbestos; "oil, petroleum products and their by-products"; "hazardous
      substances"; "hazardous wastes" or "toxic substances", as those terms are used
      in Environmental Laws; or any substances or materials listed as hazardous or
      toxic by any Appropriate Authority.

     

    Insurance
      Costs:
      For any
      Operating Year, Landlord’s costs for maintaining, under one or more policies,
      property insurance coverage with respect to the Building and the Center
      generally, including, without limitation, commercial general liability
      insurance; insurance against fire and “all-risk” coverage, including earthquake
      and flood, theft or other casualties; insurance against loss of Rent and other
      income; workers’ compensation insurance or similar insurance covering personnel;
      fidelity bonds for personnel; insurance against liability for defamation and
      claims of false arrest occurring on and about the Center; and such other
      insurance coverages deemed appropriate by Landlord with such coverage limits,
      deductible amounts and companies as Landlord may reasonably
      determine.

     

    Lease
      Year:
      Generally a period of twelve (12) consecutive full calendar months except that
      (i) the first Lease Year shall begin on the Commencement Date and shall end
      on
      the last day of the twelfth full calendar month thereafter; (ii) each successive
      Lease Year shall commence upon the first day of the calendar month next
      following the end of the first Lease Year and shall consist of twelve (12)
      consecutive full calendar months and (iii) if the Term is not equally divisible
      into twelve-month segments, then the last Lease Year shall consist of the number
      of full calendar months, less than twelve, remaining in the Term after
      accounting for the first Lease Year and all previous twelve-month Lease
      Years.

     

    Leasehold
      Improvements:
      Those
      improvements, if any, constructed or to be constructed by Landlord within the
      Premises for Tenant prior to the Commencement Date and as shown and described
      on
Exhibits
      B and B-1.

     

    
      
        
        

      

      
        30

        
          

        

      

      
        
        

      

    

     

    Legal
      Requirements:
      (i) all
      laws, ordinances, notices, orders, rules, regulations and requirements of any
      and all Federal, state or municipal governments, and of the appropriate
      departments, commissions, boards and officers thereof which impose any duties
      on
      a party respecting the use, operation, care, repair, replacement or alteration
      of the Premises generally, and including but not limited to The Americans with
      Disabilities Act, 42 U.S.C. § 12101, et.
      seq.,
      and the
      ADA Disability Guidelines promulgated with respect thereto; (ii) all
      Environmental Laws; (iii) all zoning and other land use matters and utility
      availability regulations or directives; (iv) any direction of any public officer
      or officers, pursuant to law, which shall impose any duty upon Landlord or
      Tenant respecting the use, operation, care, repair, replacement or alteration
      of
      the Premises; and (v) all notices, orders, rules and regulations of the National
      Board of Fire Underwriters, or any other body now or hereafter constituted
      and
      exercising similar functions, relating to all or any part of the Premises,
      regardless of when they became effective; (v) all covenants, conditions,
      restrictions, reciprocal easement agreements and the like which are recorded
      among the land records of the jurisdiction in which the Center is located and
      which are applicable to the Center generally.

     

    Notice:
      Any
      notice required or permitted to be given hereunder. All Notices shall be in
      writing and shall be conclusively presumed to have been received one (1) day
      after depositing into the United States mail, if delivery is by postage paid
      registered or certified mail, or by telecopier, or by FEDEX or other nationally
      recognized overnight courier service. Any notice in any other manner shall
      be
      deemed given when actually received. Any notice given by telecopier shall be
      promptly sent by first class mail, postage prepaid, as well. All notices to
      be
      sent to the Tenant shall be sent care of the Tenant's Notice Address. Notices
      to
      Landlord shall be delivered or addressed to Landlord's Notice Address, with
      a
      copy to any other persons designated by Landlord. Either party may, at any
      time,
      in the manner set forth for giving notices to the other, set forth a different
      address to which notices to it shall be delivered or sent. [SEE
      RIDER]

     

    Operating
      Costs:
      In each
      Operating Year, all costs and expenses incurred by or on behalf of Landlord
      in
      operating, managing, insuring, securing and maintaining the Center (excepting
      Taxes), including, without limitation, all costs and expenses of operating,
      maintaining, repairing, lighting, signing, cleaning, painting, striping,
      policing and security of the Center (including cost of uniforms, equipment
      and
      employment taxes); electricity, gas, water, sewer and other utility charges
      of
      every type and nature, including costs of providing energy to light, heat,
      ventilate and air condition the Center and the maintenance and repair of
      equipment used for such purposes; costs and expenses of repairing and
      maintaining all mains and electrical conduits necessary to provide water,
      electricity, telephone and sewer service to the Center; roads and storm drainage
      facilities unless and until dedicated for public purposes; alarm and life safety
      systems; Insurance Costs; cost of cleaning all exterior glass; removal of water,
      snow, ice, litter and debris; regulation of traffic; costs and expenses of
      inspecting and depreciation of machinery and equipment used in the operation
      and
      maintenance of the Center and personal property taxes and other charges
      (including, but not limited to, leasing or rental costs) incurred in connection
      with such equipment; costs and expenses incurred in making any alterations
      to
      the Center required to be made pursuant to Legal Requirements, consistent with
      the provisions of Subsection 9.5; costs and expenses of maintenance and repair
      or replacement of roofs, awnings, paving, curbs, walkways, landscaping,
      drainage, pipes, ducts, conduits and similar items, signage for the Center,
      and
      lighting facilities; costs and expenses of planting, replanting and replacing
      flowers, shrubbery and planters; Landlord's share of expenses under any
      declaration, covenant, condition, restriction or other agreement recorded among
      the land records of the county in which the Center is located and applicable
      to
      the Center; wages, salaries or other compensation or benefits paid to any
      building manager or other non-executive employees below the grade of building
      manager, to the extent allocable to services rendered in connection with the
      operation or maintenance of 

     

    
      
        
        

      

      
        31

        
          

        

      

      
        
        

      

       

      the
        Building; and administrative costs or management fees relating to operating
        and
        maintaining the Center. Any of the foregoing expenses required to be capitalized
        for federal income tax purposes shall be amortized on a straight-line basis
        over
        a period equal to the lesser of the useful life thereof for federal income
        tax
        purposes or ten years. The term "Operating Costs" shall not include costs
        or
        expenses or depreciation or amortization for capital repairs and capital
        replacements required to be made by Landlord pursuant to Subsection 9.5;
        debt
        service under any Superior Mortgage, or ground rent payments under any Superior
        Lease; leasing commissions; expenditures for which Landlord is reimbursed
        by any
        insurance carrier, or from any other source; or cost of repairs or replacements
        incurred by reason of Casualty or condemnation. [SEE
        RIDER]

    

     

    Operating
      Year:
      Each
      successive calendar year or part thereof during the Term of this Lease or any
      renewal thereof, or, at Landlord’s option, each successive fiscal year of
      Landlord or part thereof, during the Term.

     

    Plans
      and Specifications:
      Any
      Preliminary Plans and Specifications or Final Plans and Specifications for
      the
      completion of Leasehold Improvements, so identified and attached hereto as
      or
      referenced in Exhibit
      B.

     

    Ready
      for Occupancy: See
      Substantial Completion.

     

    Reimbursement
      Rate:
      18% per
      annum.

     

    Rent:
      All
      Basic Rent and Additional Rent.

     

    Rentable
      Area of the Center:
      The
      total rentable square footage of the Building and all other buildings located
      from time to time within the Center.

     

    Substantial
      Completion/Ready for Occupancy:
      The
      substantial completion of any Leasehold Improvements to be performed by Landlord
      as required by this Lease (except for so-called punch list items), and the
      issuance of all required certificates of use and occupancy by Appropriate
      Authorities in accordance with Legal Requirements, so that the Premises are
      ready for Tenant to commence the installation of its trade fixtures, equipment
      and inventory, and so implicitly so certified to by the Landlord or its
      representative by the delivery of the Commencement Date Letter to
      Tenant.

     

    Superior
      Lease; Superior Lessor:“Superior
      Lease” means all present and future ground leases, operating leases, superior
      leases, overriding leases and underlying leases and grants of term of the Center
      and the Building or any portion thereof; and “Superior Lessor” means the party
      then exercising the rights of landlord thereunder.

     

    Superior
      Mortgage; Superior Mortgagee:“Superior
      Mortgage” means all mortgages and building loan agreements, including leasehold
      mortgages and spreader and consolidation agreements, which may now or hereafter
      affect the Center, the Building or the Premises, except that a mortgage on
      the
      Center only shall not be a Superior Mortgage so long as there is in effect
      a
      Superior Lease which is not subordinate to such mortgage; and “Superior
      Mortgagor” means the party then exercising the rights of mortgagee, beneficiary
      or secured party thereunder. 

     

    Taxes:
      (i) all
      real estate and other ad
      valorem
      taxes,
      including, without limitation, real estate rental, receipt or gross receipt
      tax
      or any other tax on Landlord (excluding Landlord's income

     

    
      
        
        

      

      
        32

        
          

        

      

      
        
        

      

       

      taxes),
        now or hereafter imposed by any Appropriate Authority and whether as a
        substitution for or in addition to the present method of real property taxation
        currently in use; (ii) charges or assessments imposed under the authority
        of any
        applicable parks and recreation association or the like, which appear on
        the Tax
        bill furnished by the Appropriate Authority; and (iii) Fees and Costs, if
        necessary, incurred in connection with any negotiation, contest or appeal
        pursued by Landlord in an effort to reduce Taxes, and (iv) any metropolitan
        district water and sewer charges and other governmental charges which
        customarily are part of the real estate tax bill issued by Appropriate
        Authorities charged with said responsibility. 

    

     

    Tax
      Year:
      The
      twelve (12) month period beginning July 1 of each year or such other twelve
      (12)
      month period (deemed to have 365 days) established as a real estate tax year
      by
      the taxing authorities having lawful jurisdiction over the Center.

     

    Tenant's
      Personal Property:
      All
      equipment, machinery, furniture, furnishings and/or other property now or
      hereafter installed or placed in or on the Premises by and at the sole expense
      of Tenant with respect to which Tenant has not been granted any credit or
      allowance by Landlord and which (a) is not used, or was not procured for use,
      in
      connection with the operation, maintenance or protection of the Premises or
      the
      Building; (b) is removable without damage to the Premises or the Building,
      and
      (c) is not a replacement of any property of Landlord, whether such replacement
      is made at Tenant's expense or otherwise. Notwithstanding any other provision
      of
      this Lease, Tenant's Personal Property shall not include any Leasehold
      Improvements or Alterations, whether or not any of the same were installed
      at
      Tenant's expense. [SEE
      RIDER]

     

    Tenant’s
      Proportionate Share:
      A
      fraction, expressed as a percentage, the numerator of which is the Rentable
      Area
      of the Premises, and the denominator of which is the Rentable Area of the
      Center. [SEE
      RIDER]

     

    Transfer;
      Transferee:
      (i) an
      assignment or other transfer, mortgage or other encumbrance of Tenant’s interest
      in this Lease or any of its rights under it; (ii) a sublease of all or part
      of
      the Premises or the occupancy or use of any part of the Premises by any person
      other than Tenant; or (iii) an assignment or other transfer of Tenant’s interest
      in this Lease by operation of law, including any levy or sale in execution
      of a
      judgment or any assignment or sale in bankruptcy, or insolvency, or the
      appointment of a receiver or trustee by any state or federal court; and a
      Transferee means any transferee, assignee, mortgagee, sublessee or occupant
      with
      respect to such a Transfer. 

     

    Unavoidable
      Delay:
      Any
      delay caused by fire, earthquake, or other acts of God, acts of the public
      enemy, riot, insurrection, governmental regulations, the sales of materials
      and
      supplies, or strikes directly affecting the work of construction or shortages
      of
      materials or labor resulting from governmental control or
      diversions.

    
      
        
        

      

      
        33

        
          

        

      

      
        
        

      

       

       

    

    RIDER
      ATTACHED TO AND MADE PART OF THE

    STANDARD
      FORM OFFICE LEASE AGREEMENT

    Dated
      March 16, 2007

    By
      and between

    CORPORATE
      PLACE I BUSINESS TRUST ("Landlord")

    and

    COSTAR
      GROUP, INC. ("Tenant")

    

     

    This
      Rider to Lease is, or is intended to be, executed contemporaneously with the
      above-referenced Lease, to be attached thereto and to form an integral part
      thereof. The Landlord and the Tenant agree that the terms of the Lease shall
      be
      and are hereby amended, deleted or amended and restated as follows. In case
      of
      any conflict between the terms and conditions of the Lease and this Rider,
      the
      terms of this Rider shall control.

     

    1.  Lease
      of Premises; Contingency; Delivery.Section
      1
      of the General Terms and Conditions to Lease is amended to provide that
      notwithstanding anything to the contrary set forth therein, provided Tenant
      delivers Preliminary Plans and Specifications to Landlord by February 23, 2007,
      and further provided that Final Plans and Specifications are completed by April
      16, 2007, if the Commencement Date of the Term of the Lease shall not have
      occurred by September 1, 2007, for any reason other than Unavoidable Delay,
      delays attributable to long lead times for receipt of non-standard construction
      finishes or improvements selected by Tenant or items, or delays attributable
      to
      the action or inaction of Tenant, then Tenant shall be entitled to an abatement
      of Basic Rent, calculated on a per diem basis, for each day accounting from
      September 1, 2007, to and including the Commencement Date. Such abatement or
      Basic Rent credit shall be applied against Tenant’s Basic Rent obligation as the
      same otherwise becomes due and payable. 

     

    2.  Tenant
      Reimbursement for Leasehold Improvements at Tyler Ridge.Tyler
      Ridge Limited Partnership (an affiliate of Landlord) and Tenant are parties
      to a
      Lease dated September 28, 2006 (the “Tyler Ridge Lease”), for the rental to
      Tenant of a portion of the building located at 8013 Corporate Drive, Baltimore,
      Maryland 21236 and known as Tyler Ridge, such portion being designated as Suite
      I and consisting of 24,213 square feet of space (the “Tyler Ridge Premises”). In
      connection with the Tyler Ridge Lease, Tyler Ridge Limited Partnership performed
      certain leasehold improvements to the Tyler Ridge Premises in the amount of
      $56,861.00 at Tenant’s sole cost and expense. Provided this Lease is
      fully-executed and no Tenant Default exists under this Lease or the Tyler Ridge
      Lease, Landlord hereby agrees to cause such amount to be reimbursed to Tenant
      within thirty (30) days following the full execution hereof.

     

    3.  Lease
      of Premises; Parking.Section
      1
      of the General Terms and Conditions to Lease is further amended to provide
      that
      in addition to the lease of the Premises, Tenant shall also be entitled to
      the
      non-exclusive right, in common with other tenants and at no additional charge,
      to the use of non-reserved parking at the Center’s parking lot at a ratio of
      5.57 spaces/1,000 square feet of space leased by Tenant.

     

    4.  Quiet
      Possession.Section
      2
      of the General Terms and Conditions to Lease is deleted in its entirety and
      the
      following provision is substituted:

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    Following
      the Commencement Date Tenant shall peaceably and quietly have, hold and enjoy
      the Premises without hindrance, ejection or molestation by Landlord or any
      person lawfully claiming through or under Landlord. This covenant is subject
      to
      the provisions of this Lease, the provisions of any SNDA (as defined in Section
      19 of the Lease) obtained pursuant to Section 19 of the Lease and shall apply
      if
      and so long as Tenant pays all Rent due hereunder, performs and observes the
      other terms and covenants to be performed and kept by it as provided in this
      Lease, and complies with Legal Requirements. This covenant shall be construed
      as
      a covenant running with the land, and is not a personal covenant of Landlord,
      except to the extent of Landlord's interest in this Lease and only so long
      as
      such interest shall continue, and thereafter this covenant shall be binding
      only
      upon subsequent successors in interest of Landlord's interest in this Lease,
      to
      the extent of their respective interests, as and when they shall acquire the
      same, and so long as they shall retain such interest.

     

    5.  Term.Section
      3
      of the General Terms and Conditions to Lease is deleted in its entirety and
      the
      following provision is substituted:

     

     

    The
      Term
      of this Lease shall commence upon the Commencement Date and shall end on the
      last day of the last calendar month of the Term (unless sooner terminated
      pursuant to the provisions of this Lease). Provided the Leasehold Improvements
      have been Substantially Completed, the Commencement Date shall be conclusively
      confirmed by Landlord to Tenant in writing by delivery of a Commencement Date
      Letter in the form of Exhibit
      D.
      Beginning with the complete execution of this Lease, but prior to the
      Commencement Date, Landlord and Tenant shall be subject to all of the terms
      and
      provisions of this Lease excepting only those requiring the payment of Rent
      and
      respecting possession, occupancy, care and maintenance of the Premises. Tenant
      shall be given access to the Premises thirty (30) days prior to the Commencement
      Date or as soon as practicable thereafter for purposes of installation of
      telephone systems, data information systems and other equipment. Such access
      shall occur during normal business hours and upon prior notice to Landlord.
      Upon
      such entry by Tenant to the Premises prior to the Commencement Date, Tenant
      shall be subject to all of the terms and provisions of this Lease excepting
      only
      those requiring the payment of Rent.

     

    

     

    6.  Completion
      of Leasehold Improvements; Delivery.Section
      4.1 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Prior
      to
      the Commencement Date Landlord shall complete Leasehold Improvements to the
      extent provided in Exhibit
      B.
      Otherwise, the
      Premises are leased to Tenant in "As-Is" condition and without any obligation
      of
      Landlord to construct improvements or perform any other work in the Premises,
      except as expressly provided herein.

     

    7.  Acceptance
      of Premises.Section
      4.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    By
      its
      acceptance of keys to the Premises, or by opening for business or otherwise
      occupying the Premises, Tenant shall be deemed to have accepted the Premises,
      to
      have acknowledged that they are in the condition called for hereunder and to
      have agreed that the obligations of Landlord imposed for the delivery of the
      Premises have been fully performed, subject to the completion of so-called
      "punch-list" items agreed to in writing by the parties as of the Commencement
      Date (which "punch-list" items shall have been agreed upon by the parties
      pursuant to a walk-through of the Premises) as well as the correction of defects
      in the Leasehold 

     

    
      
        
        

      

      
        2

        
          

        

      

       

              Improvements
        provided
        such defects are discovered and brought to Landlord’s attention for correction
        within twelve (12) months following the Commencement Date. 

    

     

    8.  Basic
      Rent.Section
      5.1 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    The
      Basic
      Rent shall be payable in equal Monthly Installments of Basic Rent in advance
      on
      the first day of each full calendar month during the Term, without any deduction
      or setoff whatsoever (except as otherwise expressly provided in this Lease),
      and
      without demand. Tenant shall pay the Advance Rent to Landlord concurrently
      with
      the signing of this Lease. The payment of Basic Rent shall commence on the
      Commencement Date, provided however, if the Commencement Date has not occurred
      by September 1, 2007 because (a) Tenant failed to deliver the Preliminary Plans
      and Specifications to Landlord by February 23, 2007, (b) Final Plans and
      Specifications were not completed by April 16, 2007 due to the action or
      inaction of Tenant or (c) of any other delay in the planning or construction
      process that is a direct consequence of any action or inaction of Tenant, then
      Tenant’s obligation to pay Basic Rent shall commence on September 1, 2007,
      notwithstanding that the Commencement Date shall not have occurred by such
      date.
      Notwithstanding anything to the contrary set forth herein or elsewhere in the
      Lease, Tenant’s obligation to commence the payment of Rent shall be
      delayed on a day-for-day basis in the event of any delay attributable
      to Unavoidable Delay or unreasonable delay on the part of Landlord during the
      planning and construction process. If Tenant’s obligation to pay Basic Rent
      occurs on a day other than the first day of a month, then the first monthly
      payment due shall include any prorated Basic Rent for the period from such
      date
      to the first day of the first full calendar month next following.

     

    9.  Late
      Charge for Failure to Pay Rent and Additional Rent.Section
      5.4 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    All
      sums
      payable as Basic Rent or Additional Rent shall be paid by Tenant to Landlord's
      Rental Payment Address, or at such other address as Landlord may from time
      to
      time designate by Notice given to Tenant care of Tenant's Notice Address. If
      any
      check tendered by Tenant in payment of Rent is dishonored upon presentment
      for
      payment, then Landlord, in addition to all other rights and remedies contained
      in this Lease, may assess a dishonor charge of Fifty Dollars ($50.00); and
      Landlord shall thereafter have the right to insist that all of Tenant's further
      payments be made by certified check. If Tenant fails to pay any Basic Rent
      or
      any Additional Rent within five (5) days of the time it is due and payable
      (including deemed failure to pay due to dishonor of Tenant's check upon
      presentation for payment), then Landlord, in addition to all other rights and
      remedies contained in this Lease, may assess a late charge against Tenant in
      the
      amount of Five Hundred Dollars ($500.00). 

     

    10.  Adjustment
      of Proportionate Share.Section
      5.6 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    If
      Landlord elects to alter the Rentable Area of the Building (as, for example,
      reconfiguring Common Areas into Rentable Area, or reconfiguring Rentable Area
      into Common Area), then Landlord shall adjust Tenant's Proportionate Share.
      Appropriate proration shall be made for any partial period of a Lease Year
      resulting from such adjustment.

     

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

     

    11.  Deposit.Section
      5.7 of the General Terms and Conditions to Lease is amended to provide that
      Tenant shall have the option to tender to Landlord, as its Deposit, an
      irrevocable clean letter of credit. If Tenant elects such option, then the
      following provisions shall apply:

     

     

    5.7.1  Upon
      Tenant’s execution of this Lease, Tenant shall tender to Landlord, as its
      Deposit, an irrevocable clean letter of credit in the form referred to in
Exhibit
      A
      to this
      Rider and made a part hereof, issued by a national banking association and
      of
      Tenant's choosing, but in any event reasonably acceptable to Landlord, in the
      face amount of $71,283.49 (the "Letter of Credit") which shall be held by the
      Landlord as security for the Tenant's performance hereunder. If the Letter
      of
      Credit expires prior to the date scheduled for termination of this Lease, then,
      not less than thirty (30) days prior to the expiration of the Letter of Credit,
      Tenant shall deliver to Landlord a renewal or replacement of the Letter of
      Credit having the effect of renewing the expiring Letter of Credit or replacing
      it with a new Letter of Credit on terms materially identical to those of the
      expiring Letter of Credit. If Tenant fails to deliver a renewal or replacement
      of the expiring Letter of Credit on or before such thirty (30) day period then,
      following fifteen (15) days notice to Tenant, tendered in accordance with this
      Lease, and Tenant's failure or refusal to deliver such renewal or replacement
      within such fifteen (15) day period, Landlord shall use commercially reasonable
      efforts to draw under the Letter of Credit for the full amount thereof for
      application as hereinafter provided. The proceeds of such draw shall, upon
      receipt, be held by Landlord to be applied as hereinafter provided. If Tenant
      fails to deliver a renewal or re-placement of the expiring Letter of Credit
      in
      the manner above set forth and if, as a result, Landlord draws under the Letter
      of Credit as above set forth and receives the proceeds thereof, as aforesaid,
      then Tenant's original failure to deliver a renewal or replacement of the
      expiring Letter of Credit shall not be deemed to be an Event of Default pursuant
      to Section 21 of this Lease. If (i) Landlord uses commercially reasonable
      efforts to draw under the Letter of Credit as herein provided and in such event
      the issuing bank refuses to honor the Letter of Credit, or (ii) Tenant fails
      to
      deliver a renewal or re-placement of the expiring Letter of Credit in the manner
      above set forth and if, as a result of such refusal or failure, the Letter
      of
      Credit expires prior to Landlord's draw thereunder then in either event,
      Tenant's original failure to deliver a renewal or replacement of the expiring
      Letter of Credit shall be deemed to be an Event of Default pursuant to Section
      21 of this Lease; in addition to Landlord's other remedies for such default
      Landlord shall have the right, upon demand by Landlord, to require Tenant to
      forthwith deliver to Landlord a substitute or replacement for the Letter of
      Credit and, in addition, Tenant shall pay Landlord an amount equal to interest
      at the Default Rate on the principal amount of the Letter of Credit, accounting
      from the date of expiration thereof to and including the date on which a
      replacement to the Letter of Credit is delivered to Landlord.

     

     

    5.7.2  In
      no
      instance shall the amount of the Deposit be considered a measure of liquidated
      damages. Landlord may apply all or any part of the Deposit in total or partial
      satisfaction of any default by Tenant. The application of all or any part of
      the
      Deposit to any obligation or default of Tenant under this Lease shall not
      deprive Landlord of any other rights or remedies Landlord may have, nor shall
      such application by Landlord constitute a waiver by Landlord. If all or any
      part
      of the Deposit is applied to an obligation of Tenant under this Lease then
      Landlord shall have the right to call upon Tenant to restore the Deposit to
      its
      original amount in cash or post a new Letter of Credit in the original amount
      pursuant to the terms hereof by giving notice to Tenant, in which case Tenant
      shall immediately restore the Deposit. The Deposit, if reduced to cash, shall
      be
      held by Landlord without liability for interest; Landlord shall be entitled
      to
      the full use of the Deposit as reduced to cash and shall not be required to
      keep
      it in a segregated account or escrow. It is understood and agreed that should
      Landlord convey its interest under this Lease, the Deposit may be turned over
      by
      Landlord to

     

    
      
        
        

      

      
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              Landlord's
        grantee or
        transferee, and upon any such delivery of the Deposit and assumption by such
        transferee of Landlord's obligations under this Lease with respect to the
        Deposit, Tenant hereby releases Landlord herein named of any and all
        liability with respect to the Deposit, its application and return, and Tenant
        agrees to look solely to such grantee or transferee. This provision shall
        also
        apply to subsequent grantees and transferees. Landlord will return the balance
        of the Deposit not previously applied as provided herein, within thirty (30)
        days after expiration of the Term.

    

     

    5.7.3  Tenant's
      obligations to maintain the Letter of Credit as security for Tenant's
      obligations under this Lease shall extend until the end of the Term of this
      Lease so long as Tenant has not theretofore committed an Event of Default under
      this Lease which results in a written notice of Default from Landlord. If no
      such Notice of Default has issued prior to such time then, at any time following
      the end of the Term of this Lease, and so long as no Event of Default then
      exists, Landlord shall, upon request of Tenant, (a) return an unexpired Letter
      of Credit or (b) refund the Deposit as previously reduced to cash by Landlord
      following negotiation of the Letter of Credit.

     

    12.  Compliance
      with Rules, Ordinances, Etc.Section
      6.3 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Tenant
      shall, throughout the Term, at Tenant's sole cost and expense, promptly comply
      with the provisions of the Rules and Regulations and all Legal Requirements,
      except as otherwise expressly provided herein, including Section 9.5
      hereof.

     

    13.  Hazardous
      Materials; Landlord’s Agreements.Section
      6.4 of the General Terms and Conditions to Lease is amended to add the following
      provision:

     

     

    6.4.3.
      

     

     

    (a) Landlord
      hereby makes the following warranties to Tenant, each of which is made only
      to
      the best of Landlord's knowledge as of the date of this Lease: (i) Landlord
      has
      not placed or allowed to be placed on the Premises any Hazardous Materials
      or
      otherwise violated any Environmental Laws with respect to the Premises which
      violation remains unremedied; (ii) Landlord has received no notice of, nor
      does
      Landlord have any knowledge of placement of Hazardous Materials on the Premises
      by third parties; (iii) Landlord has made no environmental assessments, audits,
      tests or sampling to ascertain if the Premises was previously contaminated
      by
      Hazardous Materials or the existence of violation of Environmental Laws, nor
      does it have any knowledge of the existence of any such assessments, audits,
      tests or samplings; (iv) Landlord has neither filed or been required to file
      any
      reports respecting Hazardous Materials with any Appropriate Authority; (v)
      Landlord has received no notice from any Appropriate Authority respecting
      Hazardous Materials on the Premises.

     

     

    (b) The
      provisions of this Paragraph (b) shall only apply if (i) it is determined at
      any
      time by a court of competent jurisdiction that the representations of Landlord
      contained in Paragraph (a) are not correct and that Landlord had actual
      knowledge of such incorrectness as of the date of this Lease; or (ii) Landlord,
      its agents, employees or contractors (but not tenants of Landlord or their
      agents, employees or contractors) violate any Environmental Laws with respect
      to
      the Premises. If this Paragraph (b) applies because of an occurrence described
      in the immediately preceding sentence, then the following shall apply: (1)
      Landlord shall be responsible for all costs incurred in complying with all
      Environmental Laws which relate to the occurrence in question and (2) Landlord
      shall indemnify, defend and hold Tenant harmless from

     

    
      
        
        

      

      
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    and
      against any and all claims, judgements, damages, penalties, fines, costs,
      liabilities or losses (including, without limitation, sums paid in settlement
      of
      claims, attorneys' fees, consultant fees and expert fees) which arise during
      or
      after the Term from or in connection with the Hazardous Materials and the
      occurrence in question except for Tenant's lost profits or damages or loss
      to
      Tenant's business.

     

    14.  Hazardous
      Material; Tenant’s Agreements.Section
      6.4.1 of the General Terms and Conditions to Lease is amended to provide that
      notwithstanding anything to the contrary set forth therein, Tenant
      may be permitted to allow ordinary amounts of everyday cleaning and office
      supplies as are sold over the counter and are deemed to be necessary or useful
      to Tenant’s business or for the care and upkeep of the Premises to be brought
      upon, kept or used in or about the Premises provided they are used, kept and
      stored in a manner that complies with all Environmental Laws.

     

    15.  Transfer.Section
      7.1 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

    Except
      as
      expressly provided in Subsection 7.3, no Transfer shall be permitted of this
      Lease without the prior written consent of Landlord in each instance first
      obtained. Any consent given to any one Transfer shall not constitute a consent
      to any subsequent Transfer. Any attempted Transfer without Landlord's consent
      shall be null and void and shall not confer any rights upon any purported
      Transferee. No Transfer, regardless of whether Landlord's consent has been
      granted or withheld, shall be deemed to release Tenant from any of its
      obligations hereunder or to alter, impair or release the obligations of any
      person guaranteeing the obligations of Tenant hereunder. Landlord agrees that
      its consent to a Transfer will not be unreasonably withheld, conditioned or
      delayed. Landlord will give Tenant prompt Notice of any denial of a request
      for
      Transfer approval, stating the reason or reasons for such denial.

     

    16.  Transfer
      Approval Conditions.Section
      7.2.5 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    Tenant
      will promptly reimburse Landlord for all Fees and Costs actually and reasonably
      incurred by Landlord in connection with the review and approval of the proposed
      Transfer and any Transfer instrument, in any event not to exceed the Transfer
      Review Fee per proposed Transfer.

     

    17.  Transfer
      Approval Conditions.Section
      7.2.6 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    No
      Transfer will be to a then-existing tenant or occupant of the Building if and
      so
      long as other space is then available for leasing by Landlord in the Building,
      which is of sufficient size to accommodate the proposed Transferee’s need for
      space.

     

    18.  Transfer
      Approval Conditions.Section
      7.2.7 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    In
      the
      event that Landlord releases Tenant from its obligations under the Lease upon
      a
      Transfer, then upon request, the assignee (in the case of a proposed assignment)
      or Tenant (in the case of a proposed subletting) will increase the original
      Deposit to such amount as Landlord may reasonably require (or if no Deposit
      was
      initially made then such party will post with Landlord such Deposit as Landlord
      may reasonably require);

     

     

    
      
        
        

      

      
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    19.  Transfer
      Approval Conditions.Without
      in any way limiting the provisions of Section 7.1, Section 7.2.8 of the General
      Terms and Conditions to Lease is deleted in its entirety.

     

    20.  Transfer
      Approval Conditions.Section
      7.2.10 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

    The
      Transfer will not result
      in
      the subletting, or subletting and assignment, of the Premises for occupancy
      by
      more than three (3) sublessees or assignees at any one (1) time during the
      Term.

     

    21.  Corporate,
      Partnership Transfers.Section
      7.3.1 of the General Terms and Conditions to Lease is clarified to provide
      that
      notwithstanding anything to the contrary set forth therein, Landlord’s consent
      shall not be required for transfers of stock of Tenant which are traded through
      a national or regional exchange or over-the-counter, direct or indirect
      transfers of stock or equity interests to any entities that control Tenant
      or
      are controlled by or under common control with Tenant, direct or indirect
      transfers of stock or equity interests in connection with the sale of all or
      substantially all of the stock or equity interests of Tenant or the merger
      of
      Tenant into another entity, or sale of all or substantially all of the assets
      of
      Tenant, provided however, that Tenant shall give Notice to Landlord of any
      such
      Transfer.  

     

    22.  Corporate,
      Partnership Transfers.Section
      7.3.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    Tenant
      may Transfer this Lease, at any time during the Term of this Lease, to any
      parent, subsidiary or affiliate corporation of Tenant or to the surviving
      corporation in connection with a merger, consolidation or acquisition between
      Tenant and any of its subsidiaries or any other corporation, or in connection
      with the sale of all or substantially all of the property and assets of the
      Tenant, upon prior Notice to Landlord but without Landlord's prior written
      consent, provided, in the case of any assignment, (i) in the event that Tenant
      is fully released from its obligations under the Lease, the net worth of the
      assignee corporation shall be reasonably satisfactory to Landlord; (ii) such
      assignee continues to operate the business conducted in the Premises for the
      Permitted Use and in the same manner as Tenant and pursuant to all of the
      provisions of this Lease; (iii) such assignee corporation shall assume in
      writing in a form reasonably satisfactory to Landlord all of Tenant's
      obligations hereunder; (iv) Landlord shall be furnished with a copy of such
      assignment within ten (10) days prior to the effective date of the proposed
      assignment or other transfer thereof; and (v) Tenant to which the Premises
      were
      initially leased shall continue to remain liable on this Lease for the
      performance of all terms including, but not limited to, payment of all rentals
      and other sums due under this Lease.

     

    23.  Request
      for Transfer.Section
      7.4 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Tenant's
      notice of its intent to Transfer shall (in the event such Transfer consists
      of
      an assignment of all of Tenant’s right, title and interest in and to this Lease)
      also be deemed to constitute Tenant's offer to reconvey to Landlord, as of
      the
      proposed effective date of the Transfer, that portion of the Premises which
      is
      the subject of the proposed Transfer, which offer shall contain an undertaking
      by Tenant to accept, as full and adequate consideration for the reconveyance,
      Landlord's release of Tenant from all future Rent and other obligations under
      this Lease with respect to the Premises or the portion thereof so reconveyed.
      Landlord, in the sole and unfettered exercise of its discretion, shall accept
      or
      reject the offered reconveyance within thirty (30) days of the offer, and,
      if
      Landlord accepts, the reconveyance shall be evidenced by an agreement in form
      and substance acceptable to Landlord. If Landlord fails to accept or reject
      the
      offer within the thirty (30) day period then Landlord shall be deemed to have
      rejected the

     

    
      
        
        

      

      
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    offer
      of
      reconveyance, but no such rejection shall be deemed to be a consent to the
      requested Transfer. This provision shall not apply in the case of a proposed
      Transfer covered by Section 7.3.2.

     

    24.  Excess
      Rent.Section
      7.5 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    In
      the
      case of any Transfer made without Landlord's prior written consent Landlord
      may
      nevertheless collect Rent from the Transferee and apply the net amount collected
      to the Rent herein reserved. The acceptance by Landlord of the payment of Rent
      following any Transfer not expressly consented to by Landlord pursuant to this
      Section shall not be deemed to be a consent by Landlord to such Transfer nor
      shall the same be deemed to be a waiver of any right or remedy of Landlord
      hereunder, nor constitute a release of Tenant or any guarantor of Tenant's
      obligations from the further performance by Tenant and such guarantor of the
      terms and provisions of this Lease and any such guaranty. Furthermore, under
      any
      and all circumstances, in the case of any Transfer, Tenant shall pay to Landlord
      monthly, as Additional Rent, the 50% of the excess of the consideration received
      or to be received less
      Tenant’s actual and reasonable costs directly attributable to the
      Transfer
      during
      such month for such Transfer including commissions, allowances and attorneys’
fees (whether or not denominated as rent) over the Rent reserved for such month
      in this Lease applicable to such portion of the Premises so
      Transferred.

     

    25.  Abandonment.Section
      8.1 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Tenant
      shall not abandon the Premises at any time during the Term of this Lease. If
      Tenant does abandon the Premises or is dispossessed by process of law then
      any
      of Tenant’s Personal Property left on the Premises may, at the option of the
      Landlord, be deemed to have been abandoned by Tenant, in which case the
      provisions of Subsection 8.4 shall apply. For purposes hereof, Tenant shall
      be
      deemed to have abandoned the Premises if Tenant has ceased to operate its
      business from the Premises, has removed or indicated the intent to remove
      Tenant’s Personal Property from the Premises and fails or has failed to maintain
      the Premises as otherwise provided in this Lease.

     

    26.  Surrender.Section
      8.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Unless
      sooner terminated, this Lease shall expire absolutely upon the expiration of
      the
      Term without the necessity of any notice or other action from or by either
      party. At the expiration or earlier termination of the Term of this Lease,
      Tenant shall peaceably surrender the Premises in broom clean condition and
      good
      order and repair and otherwise in the same condition as the Premises were upon
      the Commencement Date, except (i) ordinary wear and tear, (ii) to the extent
      that the Premises is not required to be repaired or maintained by Tenant, (iii)
      damage by Casualty and (iv) Alterations for which, upon Tenant’s request for
      approval by Landlord of the same, Landlord did not indicate that Tenant would
      be
      required to remove such Alterations upon the termination or expiration of the
      Term. Tenant shall surrender to Landlord all keys for the Premises to Landlord's
      Notice Address and shall notify Landlord in writing of all combinations or
      codes
      for any other locks, vaults or alarm systems, if any, installed in the Premises.
      Landlord shall inspect the Premises to determine whether they are returned in
      the condition called for under this Section. Tenant shall be afforded a
      reasonable opportunity to be present at such

     

    
      
        
        

      

      
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    inspection.
      Tenant's obligations to observe and perform the covenants set forth in this
      Subsection shall survive the expiration or earlier termination of this
      Lease.

     

    27.  Removal
      of Cabling, Alterations.Section
      8.3 of the General Terms and Conditions to Lease is amended to provide that
      with
      respect to Alterations other than data and communications cabling and equipment
      installed in the Premises or otherwise in the Building specifically to serve
      Tenant in its use of the Premises, notwithstanding anything to the contrary
      set
      forth therein, Tenant shall not be required to remove Alterations that are
      of an
      ordinary and customary nature with respect to commercial office
      space.
      The
      determination of whether any Alteration is ordinary and customary shall be
      made
      by Landlord in its reasonable judgment. 

     

    28.  Removal
      of Tenant’s Personal Property, Trade Fixtures.The
      reference to “five (5) days Notice to Tenant” in Section 8.4 of the General
      Terms and Conditions to Lease is deleted and substituted in lieu thereof with
      “ten (10) days Notice to Tenant.” 

     

    29.  Repairs
      to be Made by Landlord.Section
      9.1 of the General Terms and Conditions to Lease is amended to provide that
      in
      performing such repairs, Landlord (i) shall not unreasonably impair or impede
      access to the Premises by Tenant, its employees and invitees, and (ii) shall
      use
      commercially reasonable efforts to minimize interruption to or interference
      with
      Tenant’s business.

     

    30.  Damage
      to Premises, Building, Center.Section
      9.3 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Except
      as, and to the extent, otherwise provided in Subsection 14.5, Tenant shall
      reimburse Landlord, upon demand (as Additional Rent), for the cost of the repair
      of any damage to or dangerous condition caused or created in the Center, if
      caused or created by Tenant, its employees, agents or contractors. If Tenant
      fails to commence such repair or remediation within ten (10) days after
      Landlord's notice to do so, or if Landlord elects to undertake such repair
      or
      remediation for the account of Tenant, then Tenant agrees to pay to Landlord
      promptly upon Landlord's demand, as Additional Rent. Tenant's obligations for
      Additional Rent hereunder shall accrue interest thereon at the Reimbursement
      Rate until paid; and its payment and performance obligations hereunder shall
      survive the termination of this Lease. Tenant’s obligations under this Section
      do not apply in the case of remediation following a Casualty.

     

    31.  Alterations
      by Tenant.Section
      9.4.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    If
      Landlord’s consent is required for the making of an Alteration then Tenant’s
      request for consent will be accompanied by reasonably complete plans and
      specifications for the proposed Alterations. If such approval is granted, Tenant
      shall cause the Alterations described in such plans and specifications to be
      performed, at its expense, promptly, efficiently, competently and in a good
      and
      workmanlike manner by duly qualified and licensed persons or entities, without
      interference with or disruption to the operations of tenants or other occupants
      of the Building or the Center. Alterations shall only be made after Tenant
      has
      obtained any necessary permits from governmental authorities for the
      Alterations. Tenant shall notify Landlord of the date on which work on
      Alterations is scheduled to begin and shall arrange for periodic inspections
      by
      Landlord of the job progress to insure compliance with the approved plans and
      specifications. All such work shall comply with all Legal Requirements and
      shall
      be performed by contractors who are approved by Landlord (whose approval will
      not be unreasonably withheld) and who carry the insurance coverage required
      in
      Section 15. Landlord shall have the right to require 

     

    
      
        
        

      

      
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    from
      Tenant, or Tenant's contractor, further assurances against mechanics' liens
      including, but not limited to, lien waivers and releases from all contractors,
      subcontractors, and suppliers.

     

    32.  Alterations
      by Tenant.Section
      9.4.3 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    Any
      Alterations shall be made at Tenant's sole cost, payable by Tenant as Additional
      Rent; and such cost shall include a supervisory fee of three percent (3%) of
      the
      total cost of the work for which Landlord shall oversee the construction of
      the
      Alterations to ensure (i) compliance with the rules and regulations set forth
      in
      the Lease and as established for the Building generally, (ii) that the
      construction does not interfere with other tenants’ uses of their respective
      premises or the Common Areas of the Building and (iii) that the Alterations
      are
      in compliance with building standard qualities. Upon completion of the
      Alterations, the contractor shall provide Landlord with as-built drawings,
      operating manuals and lien waivers with respect to the same. If Tenant makes
      any
      Alterations in violation of Section 9, in addition to Landlord's other remedies,
      Landlord may correct or remove such Alterations and Tenant shall, on demand,
      pay
      the cost thereof (plus three percent (3%) of such cost as a supervisory fee)
      as
      Additional Rent. If any mechanic's lien is filed against the Premises or the
      Building or the Center for work or materials furnished to Tenant (other than
      by
      Landlord) the lien shall be discharged by Tenant within thirty (30) days
      thereafter, solely at Tenant's expense, by either paying off or bonding the
      lien. Should Tenant fail to discharge any lien within thirty (30) days of its
      filing, then, in addition to Landlord's other remedies, Landlord shall have
      the
      right, but not the obligation, to discharge said lien at Tenant's expense,
      in
      which case Tenant shall reimburse Landlord for the same upon demand, as
      Additional Rental, together with interest accounting from the date of demand
      until payment is made.

     

    33.  Alterations
      to Comply with Legal Requirements.Section
      9.5.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    Subject
      to Landlord's obligations set forth in the previous Subsection and in the
      following Subsection, if any Alterations are required to be made to the
      Premises, the Building or the Center due to a change in, or change in the
      interpretation of, or more stringent enforcement of, Legal Requirements
      occurring on or after the Commencement Date (and not in connection with
      Alterations elsewhere in the Center undertaken by Landlord), then Landlord
      shall
      make such Alterations as aforesaid, provided that the cost of such Alterations
      shall be amortized over their useful life (as determined in accordance with
      the
      Internal Revenue Code and generally accepted accounting principles) and a
      ratable portion of such cost shall be included within the definition of
      Operating Costs in each Lease Year until such cost is fully
      amortized.

     

    34.  Alterations
      to Comply with Legal Requirements. The
      reference to “a supervisory fee of fifteen percent (15%)” in Section 9.5.3 of
      the General Terms and Conditions to Lease is deleted and substituted in lieu
      thereof with “a supervisory fee of three percent (3%).”

     

    35.  Electrical
      Generator and Equipment.Section
      10.1 of the General Terms and Conditions to Lease is amended to provide that
      during
      the Term of this Lease, and so long as Tenant is in possession of the Premises,
      and no Event of Default exists, Tenant
      shall have the right to install and maintain a back-up electrical power
      generator in a portion of the Common Area of the Center, which portion shall
      be
      approved by Landlord, to provide emergency, back-up electrical service to the
      Premises, including electrical conduits from Electrical Generator and Equipment
      to provide power to the interior of the Premises, and including a fuel source
      or
      supply to power such equipment, and padding and screening for the installation
      and location of such equipment (collectively, the “Electrical Generator
      Equipment”). The following provisions shall govern the specification, location,
      installation, use, maintenance, repair, 

     

    
      
        
        

      

      
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    replacement
      and removal of the Electrical Generator Equipment.

     

    35.1.  All
      such
      installations shall be for the exclusive use of Tenant, solely for the provision
      of emergency back-up electrical current to support Tenant’s operations in the
      Premises in the event of a temporary failure of utility-supplied electrical
      power to the Premises. Under no circumstances whatsoever shall Tenant sell,
      rent, assign, sublet, license or otherwise share the Electrical Generator
      Equipment with or to any other person or entity, except any permitted Transferee
      pursuant to Section 7.3 of the Lease.

     

    35.2.  Tenant
      will not make any installation of Electrical Generator Equipment on or in the
      Building or the Common Areas of the Center until Tenant shall have caused
      complete and detailed plans and specifications therefor to have been prepared,
      at Tenant's expense, by an architect, engineer, or other duly qualified person,
      shall have submitted same to Landlord for review by Landlord and Landlord's
      architects and engineers, and shall have obtained Landlord's written approval
      thereof which approval shall not be unreasonably withheld.

     

    35.3.  Without
      in any way limiting the exercise of Landlord's discretion in reviewing and
      approving Tenant's request, no Electrical Generator Equipment shall be permitted
      to be installed if the same: (i) exceeds an area of 10’W x 20’L x 10’H; (ii) in
      the reasonable opinion of Landlord or Landlord's architect or engineer, impairs
      the structural integrity of, or requires the installation of structural
      reinforcements to, the Building or any Common Areas, (iii) in the reasonable
      opinion of Landlord or Landlord's architect or engineer, is likely to interfere
      with existing Building systems; or (iv) is otherwise architecturally or
      aesthetically incompatible with the Building, or would violate applicable
      restrictive covenants or architectural controls with respect to the Building
      or
      the Center, due to the proposed Electrical Generator Equipment's design, height,
      bulk, shape, color scheme, finish, configuration, appearance, materials or
      proposed location.

     

    35.4.  Prior
      to
      the commencement of installation of any Electrical Generator Equipment Tenant
      shall obtain and exhibit to Landlord copies of all requisite approvals and
      licenses with respect thereto, local zoning and regulatory approval, building
      permits, and any architectural approvals required under restrictive covenants
      applicable to the Building and the Center. Landlord's approval of Tenant's
      plans
      and specifications for the Electrical Generator Equipment, if granted, shall
      not
      under any circumstances be deemed to imply that the same comply with, or are
      permitted to be installed under, any Federal, state or local laws or
      regulations, or private covenants, conditions and restrictions.

     

    35.5.  Any
      cabling to be installed from the Electrical Generator Equipment to the Premises
      shall be shielded to prevent interference with other Building cabling or
      communications systems, shall be properly identified and labeled at every access
      point within the Building, shall be coated to comply with all applicable
      electrical, fire and life safety codes, and shall be installed only through
      approved channeling and conduits and otherwise as approved by
      Landlord.

     

    35.6.  If
      all
      required approvals, licenses and permits are granted as provided above, then
      Tenant shall cause the work described in such plans and specifications to be
      performed, at its expense, promptly, efficiently, competently and in a good
      and
      workmanlike manner by duly qualified and licensed persons or entities, without
      interference with or disruption to the operations of tenants or other occupants
      of the Building or the Center or neighboring properties. All such work shall
      comply with the terms of Landlord's approval, as well as with all applicable
      codes, rules, regulations and ordinances and shall be performed by Landlord’s
      contractor. Landlord shall receive a supervisory fee in the amount of three
      percent (3%) of the cost of the work performed hereunder, for which Landlord
      will oversee the construction performed by the contractor to ensure (i)
      compliance with the rules and regulations set forth in the Lease and as
      established for the Building and the Center generally, (ii) that the
      construction does not interfere with other tenants’ uses of their respective
      premises or the Common Areas of the Building and (iii) that the construction
      of
      the Electrical Generator Equipment is in compliance with the specifications
      set
      forth herein and as 

     

    
      
        
        

      

      
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      established
        by Landlord from time to time. Such supervisory fee shall be payable by Tenant
        as Additional Rent.

    

     

    35.7.  If
      Tenant
      is permitted to install the Electrical Generator Equipment following Landlord's
      approval, then Landlord shall notify Tenant of the date on which work is
      scheduled to begin. Landlord shall arrange for periodic inspections of the
      job
      progress to insure compliance with the approved plans and specifications.
      Landlord shall also have the right at any time before, during, or after the
      construction to require Tenant to furnish further assurances against mechanics'
      liens including, but not limited to, releases of liens signed by all
      contractors, subcontractors, and suppliers, and affidavits executed by the
      appropriate party, that all charges for labor and materials have been paid.
      Tenant shall promptly pay or bond off any lien filed against the Premises,
      the
      Building or the Center for any construction performed on behalf of
      Tenant.

     

    35.8.  From
      time
      to time during the Term, and only upon such reasonable prior notice and under
      such supervision as Landlord shall deem necessary or desirable to protect its
      interests, Tenant shall be permitted access to the Common Areas of the Center,
      as well as to necessary interior Building systems areas, for the purpose of
      performing necessary maintenance and repairs to the Electrical Generator
      Equipment. Tenant shall be responsible for scheduling inspections of the
      Electrical Generator Equipment, including without limitation, any fuel tank(s).
      Tenant shall provide written notice to Landlord of the times of such inspections
      which times shall, in any event, be agreeable to Landlord and Landlord shall
      supervise such inspections, in Landlord’s discretion. Any substantial
      modification, alteration, substitution or addition to the Electrical Generator
      Equipment shall be subject to the approval provisions contained in the preceding
      paragraphs of this Section.

     

    35.9.  All
      Electrical Generation Equipment installed for Tenant shall be removed from
      the
      Building or Common Areas upon the termination of this Lease unless Landlord
      and
      Tenant otherwise agree. If Electrical Generation Equipment is to be removed
      at
      the termination of this Lease, then Tenant hereby agrees to cause the same
      to be
      removed and to restore such areas to the condition existing prior to
      installation of the Electrical Generator Equipment at its sole cost and expense
      unless Landlord determines to control the removal of some or all of the same,
      in
      which case such removal shall be at Tenant's cost and expense. If Tenant is
      required to perform such removal and fails to remove the same, then Landlord
      may
      cause them to be removed at Tenant's expense, and Tenant hereby agrees to
      reimburse Landlord for the cost of such removal, together with all and any
      damages which Landlord may suffer and sustain by reason of Tenant's failure
      to
      remove the same. Tenant's obligations to observe and perform the covenants
      set
      forth in this Subsection shall survive the expiration or earlier termination
      of
      this Lease.

     

    35.10.  Tenant
      agrees to pay Landlord, upon written demand, as Additional Rent, all costs
      incurred by Landlord in connection with any actual or proposed installation
      of
      Electrical Generator Equipment, including, without limitation, the costs of
      investigations by Landlord and Landlord's architects and engineers and other
      design professionals as to the acceptability of a proposed installation of
      Electrical Generator Equipment. Tenant acknowledges and agrees that the costs
      and expenses imposed and agreed to be paid by Tenant under this Subsection
      are
      agreed to be paid in consideration of the Landlord's processing of the Tenant's
      request, and that they are not intend-ed as consideration for the consent to
      installation of Electrical Generator Equipment. Payment of such fees and costs
      shall under no circumstances obligate the Landlord to consent to any requested
      installation.

     

    35.11.  Tenant
      shall maintain all records for Electrical Generator Equipment, including without
      limitation, any fuel tank(s) and Tenant shall provide copies of such records
      to
      Landlord upon request therefor. Tenant shall (i) immediately report any fuel
      spill to Landlord and the Appropriate Authorities (ii) promptly report any
      notice of violation of Applicable Laws or Environmental Laws to Landlord
      and

     

    
      
        
        

      

      
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      shall
        remedy any of the foregoing at Tenant’s sole cost and expense. Without limiting
        the foregoing, Tenant at all times comply with the provisions of Section
        6.4 of
        the Lease.

    

     

    35.12.  The
      Electrical Generator Equipment shall have noise-abatement devices and shall
      only
      be run by Tenant in the event of a power failure or during scheduled maintenance
      and repairs occurring other than during standard hours of
      operation.

     

    35.13.  Additional
      general specifications of the Electrical Generator Equipment shall further
      be
      determined by Landlord at such time as Tenant provides Landlord notice of
      Tenant’s intention to exercise its rights under this Section and provides
      Landlord with the initial plans and specifications for the construction of
      the
      Electrical Generator Equipment. 

     

    36.  Management
      of Common Areas.Section
      10.2 of the General Terms and Conditions to Lease is amended to provide that,
      without limiting any of Landlord’s rights contained therein, Landlord shall
      operate and maintain the Common Areas of the Center in a manner consistent
      with
      a first class business park.

     

    37.  Changes
      and Additions to the Center.Section
      10.3 of the General Terms and Conditions to Lease is amended to provide that
      in
      the course of making such changes or additions, Landlord shall use commercially
      reasonable efforts to minimize interruption to or interference with Tenant’s
      business.

     

    38.  Roof
      and Walls; Excavation; Satellite Antenna.Section
      10.4 of the General Terms and Conditions to Lease is amended to adding thereto
      the following provision:

     

    38.1.  During
      the Term of this Lease, and so long as Tenant is in possession of the Premises,
      and no Event of Default exists, Tenant shall be permitted to have access to
      the
      roof of Landlord's Building in order to install and maintain thereon one (1)
      pole antenna, one (1) parabolic microwave antenna and one (1) satellite dish,
      together with the right to install and maintain related cabling between such
      device and Tenant's Premises (all, collectively, the "Communications
      Equipment"), upon the following terms and conditions.

     

    38.2.  All
      such
      installations shall be for the exclusive use of Tenant, solely for the
      transmission and reception of radio signals (including
      audio, video, internet, data, telephone interactive communications, and similar
      services, commonly referred to as “Broadband Service”) in
      the
      conduct of its business operations at the Premises for the Permitted Use. Under
      no circumstances whatsoever shall Tenant sell, rent, assign, sublet, license
      or
      otherwise share the Communications Equipment with or to any other person or
      entity, except to the extent actually and reasonably necessary to permit Tenant
      to conduct its business at the Premises for the Permitted Use.

     

    38.3.  Tenant
      will not make any installation of Communications Equipment on or in the Building
      until Tenant shall have caused complete and detailed plans and specifications
      therefor to have been prepared, at Tenant's expense, by an architect, engineer,
      or other duly qualified person, shall have submitted same to Landlord for review
      by Landlord and Landlord's architects and engineers, and shall have obtained
      Landlord's written approval thereof.

     

    38.4.  Without
      in any way limiting the exercise of Landlord's discretion in reviewing and
      approving Tenant's request, no Communications Equipment shall be permitted
      to be
      installed if the same: (i) exceeds 6 feet in height above the surface of the
      Building roof, (ii) weighs more than 300 pounds or otherwise overloads the
      roof
      structure, (iii) is not located within the roof screen (with respect to a
      satellite dish) (iv) in the reasonable opinion of Landlord or Landlord's
      architect or engineer, requires the installation of structural reinforcements
      to
      the Building, (v) in the reasonable opinion of Landlord or Landlord's architect
      or engineer, is likely to interfere with existing Building systems or with
      the
      transmission or 

     

    
      
        
        

      

      
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      reception
        of radio signals by existing antennae on or in the Building or on or in adjacent
        properties; or (vi) is otherwise architecturally or aesthetically incompatible
        with the Building due to the proposed Communications Equipment's design,
        height,
        bulk, shape, color scheme, finish, configuration, appearance, materials or
        proposed location. 

    

     

    38.5.  Prior
      to
      the commencement of installation of any Communications Equipment Tenant shall
      obtain and exhibit to Landlord copies of all requisite approvals and licenses
      with respect thereto, including FCC approvals for transmitting equipment, local
      zoning and regulatory approval, building permits, and any architectural
      approvals required under restrictive covenants applicable to the Building and
      the Center. Landlord's approval of Tenant's plans and specifications for the
      Communications Equipment, if granted, shall not under any circumstances be
      deemed to imply that the same comply with, or are permitted to be installed
      under, any Federal, state or local laws or regulations, or private covenants,
      conditions and restrictions.

     

    38.6.  Any
      cabling to be installed from the roof-mounted Communications Equipment to the
      Premises shall be shielded to prevent interference with other Building cabling
      or communications systems, shall be properly identified and labeled at every
      access point within the Building, shall be coated to comply with all applicable
      fire and life safety codes, and shall be installed only through approved
      channeling and communications closets or otherwise as approved by
      Landlord.

     

    38.7.  If
      all
      required approvals, licenses and permits are granted as provided above, then
      Tenant shall cause the work described in such plans and specifications to be
      performed, at its expense, promptly, efficiently, competently and in a good
      and
      workmanlike manner by duly qualified and licensed persons or entities, without
      interference with or disruption to the operations of tenants or other occupants
      of the Building or the Center or neighboring properties. All such work shall
      comply strictly with the terms of Landlord's approval, as well as with all
      applicable codes, rules, regulations and ordinances and shall be performed
      by
      Landlord’s contractor or contractors who are approved by Landlord and who carry
      the insurance coverage required to be carried by Tenant's contractors as
      provided elsewhere in the Lease. Landlord shall receive a supervisory fee of
      three percent (3%) of the total cost of the work, for
      which
      Landlord will oversee the construction performed by the contractor to ensure
      (i)
      compliance with the rules and regulations set forth in the Lease and as
      established for the Building and the Center generally, (ii) that the
      construction does not interfere with other tenants’ uses of their respective
      premises or the Common Areas of the Building and (iii) that the construction
      of
      the Communications Equipment is in compliance with the specifications set forth
      herein and as established by Landlord from time to time. Such supervisory fee
      shall be payable by Tenant as Additional Rent.

     

    38.8.  If
      Tenant
      is permitted to install the Communications Equipment following Landlord's
      approval, then Tenant shall notify Landlord of the date on which work is
      scheduled to begin and shall arrange for periodic inspections by Landlord of
      the
      job progress to insure compliance with the approved plans and specifications.
      Landlord shall also have the right at any time before, during, or after the
      construction to require Tenant to furnish further assurances against mechanics'
      liens including, but not limited to, releases of liens signed by all
      contractors, subcontractors, and suppliers, and affidavits executed by Tenant,
      Tenant's contractor, or architect, that all charges for labor and materials
      have
      been paid. Tenant shall promptly pay or bond off any lien filed against the
      Premises, the Building or the Center for any construction performed by or on
      behalf of Tenant.

     

    38.9.  From
      time
      to time during the Term, and only upon such reasonable prior notice and under
      such supervision as Landlord shall deem necessary or desirable to protect its
      interests, Tenant shall be permitted access to the roof and Common Areas of
      the
      Center, as well as to interior Building systems areas, for the purpose of
      performing necessary maintenance and repairs to the Communications Equipment.
      Any 

     

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

       

      substantial
        modification, alteration, substitution or addition to the Communications
        Equipment shall be subject to the approval provisions contained in the preceding
        paragraphs of this Section.

    

     

    38.10.  All
      Communications Equipment installed by or for Tenant shall be removed from the
      Building or Common Areas upon the termination of this Lease unless Landlord
      and
      Tenant otherwise agree. If Communications Equipment is to be removed at the
      termination of this Lease, then Tenant hereby agrees to cause the same to be
      removed at its sole cost and expense unless Landlord determines to control
      the
      removal of some or all of the same, in which case such removal shall be at
      Tenant's cost and expense. If Tenant is required to perform such removal and
      fails to remove the same, then Landlord may cause them to be removed at Tenant's
      expense, and Tenant hereby agrees to reimburse Landlord for the cost of such
      removal, together with all and any damages which Landlord may suffer and sustain
      by reason of Tenant's failure to remove the same. Tenant's obligations to
      observe and perform the covenants set forth in this Subsection shall survive
      the
      expiration or earlier termination of this Lease.

     

    38.11.  Tenant's
      agrees to pay Landlord, upon written demand, as Additional Rent, all costs
      incurred by Landlord in connection with any actual or proposed installation
      of
      Communications Equipment, including, without limitation, the costs of
      investigations by Landlord and Landlord's architects and engineers and other
      design professionals as to the acceptability of a proposed installation of
      Communications Equipment. Tenant acknowledges and agrees that the costs and
      expenses imposed and agreed to be paid by Tenant under this Subsection are
      agreed to be paid in consideration of the Landlord's processing of the Tenant's
      request, and that they are not intend-ed as consideration for the consent to
      installation of Communications Equipment. Payment of such fees and costs shall
      under no circumstances obligate the Landlord to consent to any requested
      installation.

     

    39.  Tenant’s
      Proportionate Share of Increased Operating Costs.Section
      11.1 of the General Terms and Conditions to Lease is amended to provide that
      notwithstanding anything to the contrary set forth therein, Landlord shall
      not
      re-adjust Tenant’s monthly installments of Operating Costs more than two (2)
      times per Operating Year.

     

    40.  Expense
      Statement; Accounting.The
      reference to “fifteen (15) days” in Section 11.2 of the General Terms and
      Conditions to Lease is deleted and substituted in lieu thereof with “thirty (30)
      days.”

     

    41.  Tenant
      Right to Audit.Section
      11.3 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Following
      receipt of an Expense Statement Tenant shall have the right to conduct a
      reasonable review of Landlord's records relating to Operating Costs for the
      Operating Year just ended, and to which the Expense Statement relates, provided
      that Tenant strictly complies with the provisions of this Subsection. No review
      shall be permitted at any time in which an Event of Default exists under this
      Lease (including an Event of Default arising by virtue of Tenant’s failure to
      pay any sum deemed Additional Rent, regardless of dispute as to the propriety
      Landlord’s claim for payment). If an Event of Default occurs at any time during
      the pendency of a review of records then the review right shall immediately
      cease, and the matters set forth in the Expense Statement under review shall
      be
      conclusively deemed correct, provided however, that if Tenant cures the Event
      of
      Default within ninety (90) days following Tenant’s receipt of the Expense
      Statement, it may exercise the right contained in this Section upon five (5)
      days’ prior Notice. No subtenant shall have the right to conduct any such
      review; and no assignee of Tenant (other than an assignee permitted pursuant
      to
      Subsection 7.3) shall have the right to conduct any review with respect to
      a
      period antedating the assignment. Tenant shall exercise its right upon not
      less
      than fifteen (15) days’ prior Notice, given at any time within ninety (90) days
      following Tenant’s receipt of an Expense Statement (time being of the essence).
      Any such 

     

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    

     

    review
      shall be conducted by Tenant or by an independent certified public accountant
      of
      Tenant’s choosing that is not being compensated by Tenant on a contingency fee
      basis. If Tenant employs such a third party reviewer then as a condition
      precedent to such review Tenant shall deliver to Landlord a copy of Tenant’s
      written agreement with such accountant which shall include provisions which
      state that (i) Landlord is an intended third-party beneficiary of the agreement,
      (ii) the accountant will not in any manner solicit or agree to represent any
      other tenant of the Center with respect to a review of Landlord’s accounting
      records at the Center, and (iii) the accountant will maintain in strict
      confidence, subject to any subpoena pursuant to any legal proceeding, any and
      all information obtained in connection with the review and will not disclose
      the
      fact of the review or any results of it to any person or entity other than
      to
      the Tenant. Any such review shall be conducted at Landlord’s office at the
      Center or at Landlord’s principal offices, or at such other location as Landlord
      may reasonably designate. Landlord will provide Tenant with reasonable
      accommodation for the review and reasonable use of available office equipment
      (including, without limitation, telephones and copy machines), but may make
      a
      reasonable charge for Tenant’s telephone calls and photocopies. Tenant shall
      deliver to Landlord a copy of the results of any such review within thirty
      (30)
      days following its completion or receipt by Tenant and will maintain in strict
      confidence any and all information obtained in connection with the review and
      will not disclose the fact of the review or any results of it to any person
      or
      entity other than Tenant’s counsel and accountant, subject to any subpoena
      pursuant to any legal proceeding. The cost of the audit, including any copies
      made of any of Landlord’s records, shall be borne by Tenant, provided that if it
      is determined as a result of such audit that Operating Costs as shown on such
      Expense Statement exceeded the actual Operating Costs for such Operating Year
      by
      more than five percent (5%), (i) Landlord shall reimburse Tenant for Tenant’s
      actual and reasonable costs of performing the audit and (ii) Tenant shall,
      upon
      fifteen (15) days’ written notice given at any time within ninety (90) days
      following Tenant’s receipt of the audit results, be permitted to conduct an
      audit with respect to the two (2) Operating Years immediately preceding the
      Operating Year subject to the initial audit. A dispute over the Expense
      Statement or any error by Landlord in interpreting or applying the provisions
      of
      this Lease respecting Operating Costs or in calculating the amounts in the
      Expense Statement shall not be a breach of this Lease by Landlord, and even
      if
      any legal proceeding over the Expense Statement is resolved against Landlord
      this Lease shall remain in full force and effect and Landlord shall not be
      liable for any consequential damages. Pending the determination of any such
      dispute Tenant shall pay amounts billed with respect to such Expense Statement
      as Additional Rent, without prejudice to Tenant's position, and subject to
      rebate of any amounts subsequently found to have been charged to Tenant in
      error. If the dispute shall be determined in Tenant's favor then Landlord shall
      promptly pay to Tenant the amount of Tenant's overpayment of Rent resulting
      from
      compliance with the Expense Statement together with interest from the time
      of
      such overpayment at the Reimbursement Rate, together with all of Tenant's
      attorney fees, costs and expenses incurred in contesting the Expense
      Statement.

     

    42.  Tenant’s
      Proportionate Share of Increased Taxes. Section
      12.1 of the General Terms and Conditions to Lease is (i) clarified to provide
      that the Building is separately assessed and Tenant’s Proportionate Share of
      Increased Taxes shall be based on such assessment and (ii) amended to provide
      that notwithstanding anything to the contrary set forth therein, Landlord shall
      not re-adjust Tenant’s monthly installments of Taxes more than two (2) times in
      any Tax Year. 

     

    
      
        
        

      

      
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    43.  Payment
      of Proportionate Share of Taxes. Section
      12.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Tenant's
      Proportionate Share of Taxes shall be paid by Tenant, at Landlord's election
      (i)
      in advance, in equal monthly installments in such amounts as are estimated
      and
      billed for each Tax Year by Landlord commencing July 1, 2008 and at the
      beginning of each successive Tax Year during the Term, each such installment
      being due on the first day of each calendar month or (ii) in lump sum, following
      Landlord's receipt of the tax bill for the Tax Year in question, and calculation
      of Tenant's Proportionate Share with respect thereto. If Landlord has elected
      that Tenant pay its Proportionate Share of Taxes in installments, in advance,
      then, at any time during a Tax Year, Landlord may re-estimate Tenant's
      Proportionate Share of Taxes and thereafter adjust Tenant's monthly installments
      payable during the Tax Year to reflect more accurately Tenant's Proportionate
      Share of Taxes. Promptly following Landlord's receipt of tax bills for each
      Tax
      Year Landlord will notify Tenant of the amount of Taxes for the Tax Year in
      question and the amount of Tenant's Proportionate Share thereof. Any overpayment
      or deficiency in Tenant's payment of its Proportionate Share of Taxes for each
      Tax Year shall be adjusted between Landlord and Tenant; Tenant shall pay
      Landlord or Landlord shall credit to Tenant's account (or, if such adjustment
      is
      at the end of the Term, Landlord shall pay Tenant), as the case may be, within
      thirty (30) days of the aforesaid notice to Tenant, such amount necessary to
      effect such adjustment. Landlord's failure to provide such notice within the
      time prescribed above shall not relieve Tenant of any of its obligations
      hereunder.

     

    44.  Taxes
      on Rent.Section
      12.3 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    In
      addition to Tenant's Proportionate Share of Taxes, Tenant shall pay to the
      appropriate agency any sales, excise and other tax (not including, however,
      Landlord's income taxes) levied, imposed or assessed by the State of Maryland
      or
      any political subdivision thereof or other taxing authority upon any Rent
      payable hereunder. Tenant shall also pay, prior to the time the same shall
      become delinquent or payable with penalty, all taxes imposed on its inventory,
      furniture, trade fixtures, apparatus, equipment, and any other property of
      Tenant.

     

    45.  Elevator.Section
      13.1.1 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    At
      least
      one elevator subject to call at all times, including Sundays and holidays,
      in
      elevator-serviced buildings.

     

    46.  Utilities.Section
      13.1.2 of the General Terms and Conditions to Lease is amended to provide that
      as of the date hereof, (i) Landlord’s standard hours of operation are 8:00 a.m.
      until 6:00 p.m. on Monday through Friday and 8:00 a.m. through 1:00 p.m. on
      Saturday, exclusive of holidays and (ii) after-hours service is available at
      the
      rate of $75.00 per hour. Notwithstanding anything to the contrary set forth
      therein, (i) the utilities described in Section 13.1.2 shall be furnished in
      such amounts as are normally or usually furnished in comparable first class
      office buildings in the locale of the Center and (ii) any adjustment of
      after-hours service rates pursuant to this Section shall reflect Landlord’s
      actual additional cost in providing such service. 

     

    
      
        
        

      

      
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    47.  Cleaning.With
      regard to Section 13.1.3 of the General Terms and Conditions to Lease, cleaning
      specifications are attached hereto as Exhibit
      B.

     

    48.  Common
      Area Maintenance.Section
      13.1.6 is deleted in its entirety and the following provision is
      substituted:

     

     

    Routine
      maintenance, painting, and electric lighting service for all Common Areas of
      the
      Building in such manner as Landlord deems reasonable and in any event is
      consistent with maintenance of a first class office building.

     

    49.  Services
      and Utilities.Section
      13.1 of the General Terms and Conditions to Lease is amended to add the
      following section thereto:

     

     

    13.1.8
      Access. Tenant
      shall have 24-hour/day, 7 days/week, 365 days/year access to the
      Premises.

     

    50.  Interruption
      of Service.Section
      13.2 of the General Terms and Conditions to Lease is amended to provide that
      if
      electricity, sewerage service, or water shall be unavailable to the Premises
      for
      a period of more than five (5) consecutive business days, due to Landlord's
      negligence, such that Tenant shall be unable to continue operations at the
      Premises, then Tenant shall be entitled, upon a judicial determination of
      Landlord's negligence, to an abatement of all rental attributable to the entire
      period of unavailability. 

     

    51.  Services
      and Utilities. Section
      13 of the General Terms and Conditions to Lease is amended to add the following
      section thereto:

     

     

    13.4
      Option to Submeter Electricity 

     

     

    13.4.1
      Either
      in connection with the construction of the Leasehold Improvements described
      in
      Exhibit B, or at anytime thereafter during the Term, Tenant may elect to install
      a submeter exclusively for the Premises to measure Tenant’s consumption of
      electricity (the “Electric Submeter”). Subject to Section 5 of Exhibit B and
      Section 9.4.1 of the General Terms and Conditions to Lease, the Electric
      Submeter shall be installed at Tenant’s cost.

     

     

    13.4.2
       If
      the
      Electric Submeter is installed, then Tenant shall thereafter pay to Landlord
      the
      cost of electricity Tenant consumes as recorded by the Electric Submeter, and
      Basic Rent and Additional Rent shall be adjusted in accordance with subsections
      13.4.3 and 13.4.4 below; provided, however, that in no event will Tenant be
      liable for any charges for electricity used in the Premises before the
      Commencement Date. Landlord shall bill Tenant periodically (but no more often
      than monthly) based upon such electric consumption. Tenant shall pay each
      invoice it receives from Landlord under this subsection within thirty (30)
      days
      after receipt.

     

     

    13.4.3
      Effective
      as of the date the Electric Submeter is installed and operating (the “Submeter
      Commencement Date”), Basic Rent shall be adjusted as follows. If the Submeter
      Commencement Date occurs before the Commencement Date or during the first Lease
      Year, then Sections 1.4 and 1.5 shall be amended and restated in their entirety
      as follows:

     

     

    1.4
      Basic Rent: The
      annual sum of $695,331.50 payable in equal consecutive monthly installments
      of
      $57,944.29 with respect to the first Lease Year of the Term, thereafter subject
      to the Basic Rent Adjustment as provided in Section 5.2 of the General Terms
      and
      Conditions to Lease.

     

    
      
        
        

      

      
        18

        
          

        

      

      
        
        

      

    

     

    1.5 Basic
      Rent Adjustment: For
      the
      second and each successive Lease Year, three percent (3.0%). Basic Rent shall
      be
      payable during the Term in accordance with the following schedule:

     

    
      	
              Lease
                Year

            	
              Annual
                Basic Rent

            	
              Monthly
                Installment

            
	
              1

            	
              $695,331.50

            	
              $57,944.29

            
	
              2

            	
              $716,191.45

            	
              $59,682.62

            
	
              3

            	
              $737,677.19

            	
              $61,473.10

            
	
              4

            	
              $759,807.50

            	
              $63,317.29

            
	
              5

            	
              $782,601.73

            	
              $65,216.81

            

    

     

    If
      the
      Submeter Commencement Date occurs after the first Lease Year, then (i) the
      Annual Basic Rent then in effect shall be adjusted to equal the Annual Basic
      Rent then in effect minus
      $2.00
      per
      square feet of the Premises (the “Reduced Basic Rent”), and monthly installments
      thereof shall be adjusted to equal 1/12th of the Reduced Basic Rent, and (ii)
      at
      the commencement of the next and each successive Lease Year following the
      Submeter Commencement Date, Reduced Basic Rent shall be increased by an amount
      equal to the product of the Basic Rent Adjustment multiplied by the Reduced
      Basic Rent payable by Tenant during the Lease Year preceding each annual
      increase, the intent being to give effect to the Basic Rent Adjustment provided
      in Section 1.5, but using the Reduced Basic Rent as the starting point. The
      Basic Rent Adjustment shall apply during the original Term and any extended or
      renewal term of this Lease unless otherwise expressly provided in any amendment
      to this Lease.

     

     

    13.4.4
      Effective
      as of the Submeter Commencement Date, Additional Rent shall be adjusted as
      follows: Base Operating Costs shall be reduced from $5.60 per square feet of
      the
      Premises ($181,109.60) to $3.60 per square feet of the Premises ($116,427.60).
      In addition, the definition of Operating Costs shall be amended to provided
      that
      Operating Costs shall not include any electric charges for any premises in
      the
      Building either leased or available for lease to tenants.

     

     

    13.4.5
      Promptly
      following the Submeter Commencement Date, the parties shall enter into an
      amendment to this Lease confirming the Submeter Commencement Date, and
      reflecting the changes in Basic Rent and Additional Rent provided
      herein.

     

    52.  Indemnity
      by Tenant.Section
      14.1 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    To
      the
      maximum extent permitted by law, but subject to the provisions of Subsection
      14.5, Tenant indemnifies Landlord, any Superior Lessor and any Superior
      Mortgagee, and agrees to save them harmless and, at the option of any of them,
      defend them from and against any and all claims, actions, damages, liabilities
      and expenses (including attorneys' and other professional fees) judgments,
      settlement payments, and fines paid, incurred or suffered by any of them in
      connection with loss of life or personal injury, or damage to property or to
      the
      environment, suffered by third parties, or in connection with any accident,
      injury or damages whatever in the Premises, and arising from or out of the
      conduct or management of the Premises or of any business therein, or any work
      or
      thing whatsoever done, or any condition created in or about the Premises during
      the Term of this Lease or during the period of time, if any, prior to the

     

    
      
        
        

      

      
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    Commencement
      Date that Tenant may have been given access to the Premises, excepting, however,
      any such loss or damage occasioned by the negligence or willful misconduct
      of
      Landlord, Landlord’s agents or contractors, or any Superior Lessor or Superior
      Mortgagee.

     

    53.  Indemnity
      by Landlord.Section
      14.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    To
      the
      maximum extent permitted by law, but subject to the provisions of Subsection
      14.5, Landlord indemnifies Tenant and agrees to save it harmless from and
      against any and all claims, actions, damages, liabilities and expenses
      (including attorneys' and other professional fees) judgments, settlement
      payments, and fines paid, incurred or suffered by any of them in connection
      with
      loss of life or personal injury, or damage to property suffered by third parties
      arising from or out of the use of any portion of the Common Areas by Landlord,
      excepting, however, any such loss or damage occasioned by Tenant’s negligence or
      willful misconduct.

     

    54.  Limitation
      on Landlord’s Liability for Loss, Damage and Injury.Section
      14.4 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Subject
      to the provisions of this Lease and to the maximum extent permitted by law,
      Tenant shall occupy and use the Premises, the Building and the Common Areas
      at
      Tenant's own risk. All property of Tenant shall be and remain at the sole risk
      of Tenant. Tenant hereby expressly agrees that Landlord and its agents, servants
      and employees shall not be liable or responsible for any damage or injury to
      the
      property of Tenant directly or indirectly caused by any source, circumstance
      or
      cause whatsoever. The foregoing waiver and release is intended by Landlord
      and
      Tenant to be absolute and unconditional, and without exception, and to supersede
      any specific repair obligation imposed by Landlord hereunder; provided that
      such
      waiver and release shall not apply to the omission, fault, negligence, or other
      misconduct of Landlord except to the extent such omission, fault, negligence
      or
      other misconduct is waived by Tenant after the occurrence or is waived pursuant
      to Tenant's policies of fire insurance with standard broad form coverage
      indorsements, which waiver Tenant is obligated to obtain and shall be liable
      for
      failure to obtain. No representation, guaranty, assurance or warranty is made
      or
      given by Landlord that the communications or security systems, devices or
      procedures used, if any, will be effective to prevent injury to Tenant or damage
      to, or loss (by theft or otherwise) of any of Tenant's Personal Property or
      of
      the property of any other person, and Landlord reserves the right to discontinue
      or modify at any time such communications or security systems, devices or
      procedures without liability to Tenant.

     

    55.  Tenant’s
      Insurance.Section
      15.1.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    all-risk
      property and casualty insurance, including theft coverage, written at full
      replacement cost value and with full replacement cost endorsement covering
      Tenant’s Personal Property, including Alterations and improvements made to the
      Premises at Tenant’s sole cost and expense for which Tenant has not been granted
      any credit or allowance by Landlord (other than the Leasehold Improvements
      constructed by Landlord as provided in Section 4 of this Lease);
      and

     

    
      
        
        

      

      
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    56.  Landlord’s,
      Tenant’s Options to Terminate Lease.Sections
      16.2.1 and 16.2.2 are deleted in their entireties and the following provisions
      are substituted:

     

     

    16.2.1  If
      the
      Premises are (a) rendered wholly untenantable, or (b) damaged as a result of
      any
      cause which is not covered by Landlord's insurance, or if the Building is
      damaged to the extent of fifty percent (50%) or more of the Rentable Area of
      the
      Premises, or if, for reasons beyond Landlord's control or by virtue of the
      terms
      of any financing of the Building, sufficient insurance proceeds are not
      available for the reconstruction or restoration of the Building or Premises,
      then, in any such events, Landlord may elect to terminate this Lease by giving
      to Tenant notice of such election within ninety (90) days after the occurrence
      of such event, or after the insufficiency of such proceeds becomes known to
      Landlord, whichever is applicable. If such notice is given, the rights and
      obligations of the parties shall cease as of the date set forth in such notice,
      and the Basic Rent and Additional Rent (other than any Additional Rent due
      Landlord either by reason of Tenant's failure to perform any of its obligations
      hereunder or by reason of Landlord's having provided Tenant with additional
      services hereunder, to the extent such costs have been incurred prior to the
      date of termination set forth in the notice) shall be adjusted as of the date
      of
      such termination.

     

     

    16.2.2  If,
      within the 90 day period set forth above, Landlord shall not have made an
      election to rebuild or to terminate this Lease as provided in the preceding
      paragraph, then Tenant may elect to terminate this Lease by giving to Landlord
      notice of such election within thirty (30) days following the expiration of
      such
      ninety (90) period. If the Premises have not been fully restored within 180
      days
      following the occurrence of a Casualty then Tenant may elect to terminate this
      Lease by giving to Landlord notice of such election within thirty (30) days
      following the expiration of such 180 day period. In either case, if such notice
      is given, the rights and obligations of the parties shall cease as of the date
      set forth in such notice, and the Basic Rent and Additional Rent (other than
      any
      Additional Rent due Landlord either by reason of Tenant's failure to perform
      any
      of its obligations hereunder or by reason of Landlord's having provided Tenant
      with additional services hereunder, to the extent such costs have been incurred
      prior to the date of termination set forth in the notice) shall be adjusted
      as
      of the date of such termination.

     

    57.  Signs.Section
      17 of the General Terms and Conditions to Lease is amended to provide that
      notwithstanding anything to the contrary set forth therein, so long as Tenant
      is
      in actual occupancy of at least eighty percent (80%) of the Premises under
      this
      Lease, Tenant shall be permitted to have and maintain, at Tenant’s sole expense,
      one (1) lighted sign on the exterior of the side of the Building facing Red
      Lobster/White Marsh Mall which signage shall be similar in style, location
      and
      size to the Comcast sign located on the adjacent building. Such signage shall
      be
      subject to Landlord’s approval and signage criteria and, in addition, subject to
      approval under applicable covenants respecting architectural control within
      the
      White Marsh Business Community generally, and all applicable architectural
      control covenants to which the Center is subject, and further subject to the
      provisions of applicable zoning and sign ordinances. Except as provided in
      the
      preceding sentence, Tenant shall neither erect, maintain or replace any sign
      within the Premises visible from outside the Building, nor erect or maintain
      any
      sign upon the exterior of the Building or anywhere else upon the Center, without
      first obtaining Landlord's written approval as to the size, design, location,
      type of composition or material and lighting thereof. Design shall be in
      accordance with the guidelines established by Landlord from time to time and
      all
      applicable laws and regulations. Any such sign shall be inscribed, painted
      or
      affixed by Tenant or Tenant’s vendor and the entire cost thereof shall be borne
      by Tenant. Tenant shall maintain such sign or signs in good condition and repair
      at all times, and pay any taxes imposed thereon. Further notwithstanding
      anything to the contrary set forth in such Section, provided Tenant has not
      exercised any renewal right inuring to Tenant under the terms of this Lease,
      then Landlord may place upon the Building a FOR RENT sign with 

     

    
      
        
        

      

      
        21

        
          

        

      

      
        
        

      

    

     

    respect
      to the Premises during the six (6) month period preceding the expiration date
      of
      the Term.

     

    58.  Right
      of Entry for Inspection, Exhibition, Repair.Section
      18 of the General Terms and Conditions to Lease is amended to provide that
      notwithstanding anything to the contrary set forth therein, Landlord shall
      provide Tenant with twenty-four (24) hours notice prior to entry by Landlord
      into the Premises, except in the event of emergency.

     

    59.  Subordination
      and Attornment.Section
      19 of the General Terms and Conditions to Lease is amended to provide that
      this
      Lease shall be superior to the lien of any Superior Mortgage which may now
      or
      hereafter encumber or otherwise affect the Center or the Building; provided,
      however, that Tenant shall subordinate this Lease with respect to mortgages
      of
      deeds of trust encumbering the Building and created subsequent to the date
      of
      this Lease conditioned upon obtaining, from the mortgagees or beneficiaries
      with
      respect thereto, an agreement of subordination, attornment and nondisturbance
      in
      the Superior Mortgagee’s usual and customary form (an “SNDA”), subject to the
      reasonable discussions between the affected parties, in favor of the Tenant
      such
      that, if any proceedings are brought for the foreclosure of any portion of
      the
      Building of which the Premises are a part, or if the power of sale under a
      mortgage or deed of trust is exercised or in the event of any other transfer
      in
      lieu thereof, then Tenant’s occupancy of the Premises and its rights under this
      Lease shall not be disturbed and shall remain in full force and effect for
      the
      Term so long as Tenant performs and observes all of the terms, covenants and
      conditions of this Lease to be performed or observed by it and provided that
      Tenant agrees to attorn to the Superior Mortgagee or purchaser upon any such
      foreclosure, sale or transfer in lieu thereof (the Superior Mortgagee, any
      purchaser upon foreclosure, sale or transfer in lieu thereof and any such person
      or successor or assign being herein collectively referred to as "Successor
      Landlord") and recognize such Successor Landlord as the Landlord under this
      Lease and make all payments required hereunder to such Successor Landlord
      without deduction or set-off except as expressly permitted under this Lease.
      Landlord shall have no obligation to negotiate the form of any such SNDA if
      Tenant and any Successor Landlord disagree with respect to the form or content
      of a proposed agreement of nondisturbance but shall use best efforts to act
      as a
      liaison between Tenant and such Successor Landlord in the negotiation of such
      SNDA, provided, however, that Landlord shall not assume any further
      responsibilities or incur any liabilities in connection therewith. Any such
      SNDA
      procured shall provide that upon Tenant’s attornment to any Successor Landlord,
      this Lease shall continue in full force and effect as a direct lease between
      such Successor Landlord upon all of the then executory terms of this Lease
      and
      Tenant’s rights hereunder shall not be materially affected except that such
      Successor Landlord shall not be: (i)
      liable for any previous act or omission or negligence of Landlord under this
      Lease; (ii) subject to any counterclaim, defense or offset, not expressly
      provided for in this Lease and asserted with reasonable promptness, which
      theretofore shall have accrued to Tenant against Landlord; (iii) obligated
      to
      perform any Leasehold Improvements other than those described on Exhibit B
      or
      other work with respect to the Premises; (iv) bound by any previous modification
      or amendment of this Lease or by any previous prepayment of more than one
      month's Rent, unless such modification or prepayment shall have been approved
      in
      writing by the Successor Landlord through or by reason of which the Successor
      Landlord shall have succeeded to the rights of Landlord under this Lease; (v)
      obligated to repair the Premises or the Building or any part thereof, in the
      event of total or substantial total damage beyond such repair as can reasonably
      be accomplished from the net proceeds of insurance actually made available
      to
      Successor Landlord; or (vi) obligated to repair the Premises or the Building
      or
      any part thereof, in the event of partial condemnation beyond such repair as
      can
      reasonably be accomplished from the net proceeds of any award actually made
      available to Successor Landlord, as consequential damages allocable to the
      part
      of the Premises or the Building not taken. Nothing contained in this Section
      shall be construed to impair any right otherwise exercisable by any such owner,
      holder or lessee.

     

    60.  No
      Current Mortgages Affecting Building.Landlord
      represents that as of the date of this Lease, there are no mortgages or deeds
      of
      trust encumbering the Building.

     

    
      
        
        

      

      
        22

        
          

        

      

      
        
        

      

    

     

    61.  Modifications
      to Lease; Rights of Superior Mortgagee, Superior Lessor.Section
      20 of the General Terms and Conditions to Lease is deleted in its
      entirety.

     

    62.  Events
      of Default Defined.Section
      21.1.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    The
      failure by Tenant to perform or observe any other term, covenant, agreement
      or
      condition of this Lease on the part of Tenant to be performed, for a period
      of
      fifteen (15) days following Notice; unless
      the nature of the failure is such that (a) it cannot be cured within the fifteen
      (15) day period, (b) Tenant insti-tutes corrective action within the fifteen
      (15) day period, and (c) Tenant diligently pursues such action until the failure
      is remedied, and, in any event, completes the cure within a period of an
      additional thirty (30) days;

     

    63.  Events
      of Default Defined.Section
      21.1.6 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    The
      abandonment of the Premises by Tenant at any time during the term of this Lease,
      or the suspension of business by Tenant at the Premises for more than fifteen
      (15) consecutive days (for purposes hereof, Tenant shall be deemed to have
      abandoned the Premises if Tenant has ceased to operate its business from the
      Premises, has removed or indicated the intent to remove Tenant’s Personal
      Property from the Premises and fails or has failed to maintain the Premises
      as
      otherwise provided in this Lease);

     

    64.  Landlord’s
      Remedies for Default.Section
      21.2 of the General Terms and Conditions to Lease is amended to provide that
      notwithstanding anything to the contrary set forth therein, Landlord waives
      any
      right of distraint and any statutory lien it may have on any of Tenant’s
      Personal Property located at the Premises.

     

    65.  Landlord’s
      Remedies for Default.Section
      21.2.2 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    Landlord
      may re-enter the Premises, with legal process and using such force for such
      purposes as may be reasonably necessary, without being liable for prosecution
      thereof, and without being deemed guilty of any manner of trespass, and without
      prejudice to any remedies for arrears of Rent or preceding breach of covenants
      or conditions and, upon such reentry, Landlord may remove any and all of
      Tenant's property at the Premises;

     

    66.  Damages.Section
      21.4 of the General Terms and Conditions to Lease is amended to provide that
      notwithstanding anything to the contrary set forth therein or elsewhere in
      the
      Lease, neither Landlord nor Tenant shall be liable to the other for any punitive
      damages.

     

    67.  Rent
      During Holdover.The
      references to “double the Basic Rent” set forth in Section 21.5 of the General
      Terms and Conditions to Lease are deleted and in lieu thereof substituted with
      “one hundred fifty percent (150%) of the Basic Rent.”

     

    68.  No
      Implied Waiver of Landlord's Rights.
      Section
      21.6 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    The
      failure of Landlord or Tenant to insist in any one or more instances upon the
      performance of any of the covenants or conditions of this Lease, or to exercise
      any right or privilege herein conferred shall not be construed as thereafter
      waiving or relinquishing such party’s right to the

     

    
      
        
        

      

      
        23

        
          

        

      

      
        
        

      

    

     

    performance
      of any such covenants, conditions, rights or privileges, and the same shall
      continue and remain in full force and effect, and the waiver of one default
      or
      right shall not constitute waiver of any other default. The receipt of any
      Rent
      by Landlord from Tenant or any assignee or subtenant of Tenant, whether the
      same
      be Rent that originally was reserved or that which may become payable under
      any
      covenants herein contained, or of any portion thereof, shall not operate as
      a
      waiver of Landlord's right to enforce the payment of the Rent or of any of
      the
      other obligations of this Lease by such remedies as may be appropriate, and
      shall not waive or avoid Landlord's right at any time thereafter to elect to
      terminate this Lease, on account of such assignment, sub-letting, transferring
      of this Lease or any other breach of any covenant or condition herein contained,
      unless evidenced by Landlord's written waiver thereof. The acceptance of Rent
      or
      any other consideration by Landlord at any time shall not be deemed an accord
      and satisfaction, and Landlord shall have absolute discretion to apply same
      against any sum for any period or reason due hereunder without the same
      constituting a release of any other sums remaining due and unpaid.

     

    69.  The
      Landlord.Section
      22.1 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    As
      used
      herein, the term "Landlord" means the Landlord originally so named as well
      as
      its successors and assigns, and any other subsequent owner of the leasehold
      estate or reversion in the Center, as well as the heirs, personal
      representatives, successors and assigns of any such subsequent owner, each
      of
      whom shall have the same rights, remedies, powers, authorities and privileges
      as
      he would have had if he had originally signed this Lease as Landlord, but any
      such person, whether or not named herein, shall have no liability hereunder
      after he shall cease to hold the title to or a leasehold interest in the said
      real estate, except for obligations which may have theretofore accrued. Neither
      Landlord nor any principal of Landlord, whether disclosed or undisclosed, shall
      have any personal liability with respect to this Lease, the Premises and the
      Center. After Tenant has accepted and taken occupancy of the Premises, Tenant
      shall look only to Landlord's estate and property in the Center (the proceeds
      thereof, or any insurance or condemnation proceeds to which Tenant otherwise
      is
      entitled under the terms of this Lease, subject to, however, the rights of
      any
      Superior Mortgagee or Superior Lessor) for the satisfaction of Tenant's remedies
      for the collection of a judgment (or other judicial process) requiring the
      payment of money by Landlord in the event of any default by Landlord hereunder,
      and no other property or assets of Landlord or its partners or principals,
      disclosed or undisclosed shall be subject to levy, execution or other
      enforcement procedure for the satisfaction of Tenant's remedies under or with
      respect to this Lease, the relationship of Landlord and Tenant hereunder or
      Tenant's use or occupancy of the Premises.

     

    70.  The
      Tenant.Section
      22.2.1 of the General Terms and Conditions to Lease is deleted in its entirety
      and the following provision is substituted:

     

     

    As
      used
      herein, the term "Tenant" means the Tenant named in this Lease as well as its
      heirs, personal representatives, successors and assigns, each of which shall
      be
      under the same obligations, liabilities, and disabilities and have only such
      rights, privileges and powers as it would have possessed had it originally
      signed this Lease as Tenant. However, no such rights, privileges or powers
      shall
      inure to the benefit of any assignee of Tenant, immediate or removed, unless
      the
      assignment to such assignee shall have been consented to in writing by the
      Landlord, as aforesaid, or such assignee is otherwise permitted pursuant to
      Section 7.3 hereof. Any person or entity to which this Lease is assigned
      pursuant to the provisions of the Bankruptcy Code, shall be deemed without
      further act or deed to have assumed all of the obligations arising

     

    
      
        
        

      

      
        24

        
          

        

      

      
        
        

      

    

     

    under
      this Lease on and after the date of such assignment. Any such Assignee shall
      upon demand execute and deliver unto Landlord an instrument confirming such
      assumption.

     

    71.  Tenant’s
      Certificate.Section
      22.3 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Tenant
      agrees at any time, and from time to time, within ten (10) business days after
      Landlord's written request, to execute, acknowledge and deliver to Landlord
      a
      written instrument in recordable form certifying or stating: (i) that this
      Lease
      is unmodified and in full force and effect (or if there shall then have been
      modifications, that the same is in full force and effect as so modified, and
      setting forth such modifications); (ii) that the Premises have been completed
      by
      Landlord in accordance with Section 4 hereof (or if not so completed, stating
      the respects in which not completed); (iii) that Tenant has accepted possession
      of the Premises, the date upon which the Term has commenced and the date of
      the
      expiration of the Term of this Lease; (iv) the dates to which Rent and other
      charges have been paid in advance, if any; (v) whether or not, to the best
      knowledge of Tenant, Landlord is then in default in the performance of any
      covenant, agreement or condition contained in this Lease and, if so, specifying
      in detail each such default of which Tenant may have knowledge; (vi) as to
      any
      other matters regarding the status of the Lease as may be reasonably so
      requested; and (vii) that it is understood that such instrument may be relied
      upon by any prospective purchaser, mortgagee, assignee or lessee of Landlord's
      interest in this Lease, in the Center, or any portion or part
      thereof.

     

    72.  Consent
      to Requests. Section
      22.4 of the General Terms and Conditions to Lease is deleted in its
      entirety.

     

    73.  Relocation.Section
      22.5 of the General Terms and Conditions to Lease is deleted in its
      entirety.

     

    74.  Brokerage.Section
      22.7 of the General Terms and Conditions to Lease is deleted in its entirety
      and
      the following provision is substituted:

     

     

    Landlord
      and Tenant warrant each to the other that it has had no dealings with any broker
      or agent in connection with this Lease other than the Named Broker and
      Nottingham Management Company, whose commissions Landlord covenants and agrees
      to pay in the amount agreed between Landlord and such broker or brokers. Each
      of
      the parties hereto covenants to pay, hold harmless and indemnify the other
      from
      and against any and all costs, expense or liability for any compensation,
      commissions or charges claimed by any broker other than those stated above
      or
      any other agent with respect to this Lease or the negotiation
      thereof.

     

    75.  Definitions;
      Notice.The
      definitional term for Notice in Section 23 of the General Terms and Conditions
      to Lease is deleted in its entirety and the following provision is
      substituted:

     

     

    Any
      notice required or permitted to be given hereunder. All Notices shall be in
      writing and shall be conclusively presumed to have been received (a) if sent
      by
      United States mail, if delivery is by postage paid registered or certified
      mail,
      then when delivered (or when delivery is refused, as indicated on the receipt),
      or (b) if sent by FEDEX or other nationally recognized overnight courier
      service, receipt requested, then the next business day after being sent provided
      verification of actual delivery on such next business day is made by such
      courier service. Any notice in any other manner shall be deemed given when
      actually received or refused. Any notice given by telecopier shall be promptly
      sent by first class mail, postage prepaid, as well. All notices to be sent
      to
      the Tenant shall be sent care of the Tenant's Notice Address with a copy to
      any
      other person designated in writing by Tenant to Landlord. Notices to Landlord
      shall be delivered or addressed to Landlord's Notice Address, with a copy to
      any
      other persons

     

    
      
        
        

      

      
        25

        
          

        

      

      
        
        

      

    

     

    designated
      by Landlord. Either party may, at any time, in the manner set forth for giving
      notices to the other, set forth a different address to which notices to it
      shall
      be delivered or sent.

     

    76.  Definitions;
      Operating Costs.The
      definitional term for Operating Costs in Section 23 of the General Terms and
      Conditions to Lease is amended as follows:

     

     

    Notwithstanding
      anything to the contrary set forth herein, the term "Operating Costs" shall
      not
      include costs or expenses or depreciation or amortization for capital repairs
      and capital replacements required to be made by Landlord pursuant to Subsection
      9.5.1; debt service under any Superior Mortgage, or ground rent payments under
      any Superior Lease; leasing commissions; expenditures for which Landlord is
      reimbursed by any insurance carrier, or from any other source; or cost of
      repairs or replacements incurred by reason of Casualty or
      condemnation.

     

     

    The
      following shall also be excluded from Operating Costs: (a) salaries or benefits
      for Landlord's executives and employees above the grade of property manager,
      and, for any employee who does not devote all of his time to the Building,
      the
      proportion of such employee's salary or benefits related to work not performed
      at the Building; (b) to the extent such costs constitute capital costs under
      generally accepted accounting principles, the cost of replacement of HVAC,
      mechanical, security, electrical, plumbing systems, or of any substantial
      component or part of such systems beyond the scope of routine maintenance and
      repair; resurfacing of the parking area or of the Building driveways or any
      other cost which is capital in nature, provided if Landlord shall purchase
      any
      item of capital equipment or make any capital expenditure which has the effect
      of reducing the expenses which would otherwise be included in Operating Costs,
      then the costs of such capital equipment or capital expenditure may be included
      in Operating Costs if amortized over the useful life of the item on
      straight-line basis, but only to the extent of the reduction in each escalation
      year or expenses which would otherwise be included in Operating Costs, until
      the
      savings or reductions in Operating Costs equal Landlord's costs for such capital
      expenditure. If Landlord shall lease any items of capital equipment which
      results in savings or reductions in Operating Costs for the escalation year
      in
      which they were incurred, but only to the extent of the reduction in each
      escalation year of expenses which would otherwise be included in Operating
      Costs; (c) expenditures for which Landlord is reimbursed by any insurance
      carrier, or from any other source; (d) cost of repairs or replacements incurred
      by reason of fire or other Casualty or condemnation; (e) advertising and
      promotional expenditures; (f) costs incurred in performing work or furnishing
      services for any tenant (including Tenant), whether at such Tenant's or
      Landlord's expense, to the extent that such work or service is in excess of
      any
      work or service that Landlord is obligated to furnish to Tenant at Landlord's
      expense; (g) depreciation, except as provided above; (h) bad debt loss, rent
      loss or reserves for either of them; (i) the cost of electricity furnished
      to
      any particular tenant and paid for by such tenant; (j) debt
      service under any Superior Mortgage, or ground rent payments under any Superior
      Lease, including
      points, commitment fees, broker's fees, legal fees and mortgage interest and
      amortization payments; (k) costs incurred in connection with the construction
      and initial development of the Building; (l) costs, expenses or expenditures
      relating to the duties, liabilities or obligations of other tenants in the
      Building; (m) any costs incurred by Landlord arising out of its failure to
      perform or breach of any of its covenants, agreements, representations,
      warranties, guarantees or indemnities made for the benefit of Tenant under
      this
      Lease; (n) Fees and Costs, space planner's fees, broker's commissions and other
      costs incurred by Landlord in connection with leasing space and negotiating
      leases with tenants of the Building, or legal fees in connection with disputes
      between Landlord and any tenant of the Building or between Landlord and any
      mortgagee; (o) lease payments for rented equipment, the cost of which equipment
      would constitute a capital

     

    
      
        
        

      

      
        26

        
          

        

      

      
        
        

      

    

     

    expenditure
      if the equipment were purchased; and any late fees, penalties, interest charges
      or similar fees incurred by Landlord; (p) costs of improving, altering,
      constructing or redecorating any space leased to tenants of the Building; (q)
      any cost representing an amount paid to a person, firm, corporation or other
      entity related to Landlord which is in excess of the amount which would have
      been paid in the absence of such relationship; (r) costs incurred by Landlord
      to
      remedy any defects in the design of or materials used in, or the defective
      installation of the structural steel framing, roof, foundation and underground
      utility lines forming a part of or servicing the Building; (s) costs associated
      with the operation of the business of the entity which constitutes Landlord
      as
      the same are distinguished from the costs of operation of the Building,
      including, without limitation, accounting and legal expenses, costs of selling,
      syndicating, financing, mortgaging or hypothecating Landlord's interest in
      the
      Building, costs of any disputes between Landlord and its employees, building
      managers or other tenants; or (t) Hazardous Materials remediation costs for
      which Landlord is responsible under this Lease.

     

    77.  Definitions;
      Tenant’s Personal Property.The
      definitional term for Tenant’s Personal Property in Section 23 of the General
      Terms and Conditions to Lease is deleted in its entirety and the following
      definition is substituted:

     

     

    All
      equipment, machinery, furniture, furnishings and/or other property now or
      hereafter installed or placed in or on the Premises by and at the sole expense
      of Tenant and is removable without damage to the Premises or the Building.
      Notwithstanding any other provision of this Lease, Tenant's Personal Property
      shall not include any Leasehold Improvements or Alterations, whether or not
      any
      of the same were installed at Tenant's expense.

     

    78.  Tenant’s
      Proportionate Share.The
      definitional term for Tenant’s Proportionate Share in Section 23 of the General
      Terms and Conditions to Lease is deleted in its entirety and the following
      definition is substituted:

     

     

    A
      fraction, expressed as a percentage, the numerator of which is the Rentable
      Area
      of the Premises, and the denominator of which is the Rentable Area of the
      Building. As of the date hereof, Tenant’s Proportionate Share is 50.03%, subject
      to final measurement in accordance with Section 1 of the General Terms and
      Conditions to Lease.

     

    79.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      7 of Exhibit C, Rules & Regulations to Lease is amended to provide that any
      approval of Landlord required therein shall not be unreasonably
      withheld.

     

    80.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      8 of Exhibit C, Rules & Regulations to Lease is amended to provide that such
      rules and regulations shall be subject to Tenant’s signage rights pursuant to
      Section 17 of the General Terms and Conditions to Lease, as amended
      herein.

     

    81.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      10 of Exhibit C, Rules & Regulations to Lease is deleted in its entirety and
      the following paragraph is substituted:

     

     

    No
      noise,
      including, but not limited to, music, the playing of musical instruments,
      recordings, radio or television, which, in the reasonable judgment of Landlord,
      might disturb other tenants in the Building, shall be made or permitted by
      any
      tenant. Without limiting any rights specifically granted to Tenant in the Lease,
      nothing shall be done or permitted by any tenant which would impair or interfere
      with the use or enjoyment by any other tenant or any other space in the
      Building.

     

    
      
        
        

      

      
        27

        
          

        

      

      
        
        

      

    

     

    82.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      11 of Exhibit C, Rules and Regulations to Lease is deleted in its entirety
      and
      the following paragraph is substituted:

     

     

    Nothing
      shall be done or permitted in the tenant's premises, and nothing shall be
      brought into, or kept in or about the premises, which would impair or interfere
      with any of the HVAC, plumbing, electrical, structural components of the
      Building or the services of the Building or the proper and economic heating,
      cleaning or other services of the Building or the premises, nor shall there
      be
      installed by any tenant any ventilating, air-conditioning, electrical or other
      equipment of any kind which, in the judgment of Landlord, might cause any such
      impairment or interference. No tenant, nor the employees, agents, licensees
      or
      invitees of any tenant, shall at any time bring or keep upon the premises any
      flammable, combustible or explosive fluid, chemical or substance, except in
      compliance with Applicable Law and as otherwise provided in Section 6.4 of
      the
      Lease. Notwithstanding the foregoing, with Landlord’s prior written consent,
      Tenant shall be permitted to install a supplemental HVAC unit in the Premises
      provided such installation is otherwise in accordance with Section 9.4 of the
      Lease.

     

    83.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      13 of Exhibit C, Rules and Regulations to Lease, is deleted in its entirety
      and
      the following paragraph is substituted:

     

     

    All
      removals, or the carrying in or out of any safes, freight, furniture, packages,
      boxes, crates or any other object or matter of any description shall take place
      only during such hours and in such elevators as Landlord may from time to time
      determine, which may involve overtime work for Landlord's employees. Tenant
      shall reimburse Landlord for extra costs incurred by Landlord including
      reserving the right to inspect all objects and matter to be brought into the
      Building and to exclude from the Building all objects and matter which violate
      any of these Rules and Regulations or the Lease of which these Rules and
      Regulations are a part. Landlord may require any person leaving the Building
      with any package or other object or matter to submit a pass, listing such
      package or object or matter, from the tenant from whose premises the package
      or
      object or matter is being removed, but the establishment and enforcement of
      such
      requirement shall not impose any responsibility on Landlord for the protection
      of any tenant against the removal of property from the premises of such tenant.
      Subject to Section 14 of the General Terms and Conditions to Lease, Landlord
      shall in no way be liable to any tenant for damages or loss arising from the
      admission, exclusion or ejection of any person to or from the Premises or the
      Building under the provisions of these Rules and Regulations.

     

    84.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      15 of Exhibit C, Rules and Regulations to Lease, is deleted in its entirety
      and
      the following paragraph is substituted:

     

     

    Subject
      to Tenant’s signage rights pursuant to Section 17 of the General Terms and
      Conditions to Lease, as amended herein, Landlord shall have the right to
      prohibit any advertising on or in the Building or identifying sign for or by
      any
      tenant which, in the judgment of Landlord, tends to impair the appearance or
      reputation of the Building or the desirability of the Building as a building
      for
      offices, and upon written notice from Landlord such tenant shall refrain from
      and discontinue such advertising or identifying sign.

     

    85.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      21 of Exhibit C, Rules & Regulations to Lease is deleted in its entirety and
      the following paragraph is substituted:

     

     

    No
      tenant
      shall cause or permit any odors of cooking or other processes, or any unusual
      or
      objectionable odors, to emanate from its premises which would annoy other
      tenants or create a public or private nuisance. No cooking shall be done in
      a
      tenant's premises except for the

     

    
      
        
        

      

      
        28

        
          

        

      

      
        
        

      

    

     

    personal
      consumption of tenant’s employees and as is expressly permitted in the Lease of
      which these Rules and Regulations are a part, or otherwise consented to in
      writing by the Landlord.

     

    86.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      23 of Exhibit C, Rules & Regulations to Lease is deleted in its
      entirety.

     

    87.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      25 of Exhibit C, Rules & Regulations to Lease is amended to provide that (i)
      Landlord’s consent shall not be unreasonably withheld, conditioned or delayed
      and (ii) Landlord’s prior written consent shall not be required in connection
      with the installation of a vending machine provided that such installation
      solely involves hook-up to an existing wall socket and such vending machine
      will
      be located within the Premises.

     

    88.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      28 of Exhibit C, Rules & Regulations to Lease is deleted in its entirety and
      the following provision is substituted:

     

     

    To
      the
      extent that janitorial services are provided by Landlord, Tenant shall not
      employ any person or persons other than Landlord's janitors for the purpose
      of
      cleaning its premises, without prior written consent of Landlord, which consent
      shall not be unreasonably withheld. Subject to Section 14 of the General Terms
      and Conditions to Lease, Landlord shall not be responsible to any tenant for
      any
      loss of property from its premises however occurring, or for any damage done
      to
      the effects of any tenant by such janitors or any of its employees, or by any
      other person or any other cause. Any janitor's service furnished by Landlord
      does not include the beating or cleaning of carpets or rugs.

     

    89.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      29 of Exhibit C, Rules & Regulations to Lease is deleted in its entirety and
      the following provision is substituted:

     

     

    Landlord
      hereby reserves to itself any and all rights not granted to tenant hereunder,
      including, but not limited to, the following rights which are reserved to
      Landlord for its purposes in operating the Building: (i) the exclusive right
      to
      use of the name of the Building for all purposes, except that a tenant may
      use
      the name as its business address and for no other purposes; (ii) the right
      to
      change the name or address of the Building, without incurring any liability
      to
      any tenant for so doing (provided however that Landlord shall replace Tenant’s
      existing stocks of pre-printed stationery; (iii) the right to install and
      maintain a sign or signs on the exterior of the Building, subject to any signage
      rights of Tenant pursuant to Section 17 of the General Terms and Conditions
      to
      Lease; (iv) the exclusive right to use or dispose of the use of the roof of
      the
      Building; (v) the right to limit the space on the directory of the Building
      to
      be allotted to a tenant; and (vi) the right to grant anyone the right to conduct
      any particular business or undertaking in the Building provided such business
      or
      undertaking is consistent with a first class office building..

     

    90.  Exhibit
      C; Rules & Regulations to Lease.Paragraph
      35 of Exhibit C, Rules & Regulations to Lease is amended to provide that
      Landlord shall enforce the rules and regulations in a uniform, fair and
      non-discriminatory manner.

     

    91.  Right
      of First Offer with Respect to Additional Leasehold Space.

     

    91.1.  During
      the Term of this Lease (the "Offer Period"), Tenant shall have a right of first
      offer (the "Right of First Offer") to lease additional space in the Building
      that becomes available (the "Offer Space"), such that if, during the Offer
      Period, the Offer Space has or will "become available" for leasing by the
      Landlord, then Landlord shall not lease the Offer Space to any other party
      unless the Offer Space has first been offered to and rejected (or deemed
      rejected) by Tenant. For purposes of this Section, Offer

     

    
      
        
        

      

      
        29

        
          

        

      

      
        
        

      

       

      Space
        shall be deemed to "become available", or to be "Available Offer Space",
        when
        (i) the lease or leases respecting the Offer Space, and in effect as of the
        Commencement Date of this Lease, expires or is otherwise terminated or (ii)
        when, following the Commencement Date of this Lease, Landlord otherwise
        determines to actively market such Offer Space for lease. Offer Space shall
        not
        be deemed to "become available", or to be deemed "Available Offer Space"
        if,
        during the Offer Term, such space is (i) assigned or subleased by the
        then-current tenant of the space; or (ii) re-let by the then-current tenant
        of
        the space by renewal, extension, or renegotiation. Such
        Right of First Offer shall be subordinate to any similar prior right held
        by
        other tenants of the Building under any leases pre-dating this
        Lease.

    

     

    91.2.  Consistent
      with the preceding Section, Landlord shall not lease any Available Offer Space
      to another party unless and until Landlord has first offered the Available
      Offer
      Space to Tenant by written notice (the "First Offer Leasing Notice"). The First
      Offer Leasing Notice shall contain the following: (i) a description of the
      square footage and location of the Available Offer Space; (ii) the date on
      which
      the Landlord expects and proposes that the Available Offer Space be delivered
      to
      Tenant for incorporation into the Lease (the "Offer Space Commencement Date");
      (iii) the proposed increase in Rent and Tenant's Proportionate Share. Tenant
      shall have fifteen (15) business days following the date of Landlord's First
      Offer Leasing Notice within which to accept or reject the terms contained
      therein; and Tenant shall be deemed to have rejected the same unless within
      such
      fifteen (15) day period Tenant shall have delivered to Landlord Tenant's
      unconditional written acceptance of the terms thereof, which notice shall be
      accompanied by the financial information referred to below.

     

    91.3.  All
      of
      the following conditions must apply both at the time Tenant exercises the Right
      of First Offer as well as at the Offer Space Commencement Date: (i) the Lease
      must be in full force and effect and Tenant must be in possession of the
      Premises and paying Rent hereunder; (ii) no Event of Default shall exist; and
      (iii) Tenant's then-current financial condition, as revealed by its most recent
      financial statements (which shall include quarterly and annual financial
      statements, including income statements, balance sheets, and cash flow
      statements), must demonstrate that (A) Tenant's net worth is at least equal
      to
      its net worth at the time this Lease was signed or (B) that Tenant otherwise
      satisfies Landlord's then-current standards for tenant creditworthiness. In
      addition, if any guaranty is then in effect with respect to the Tenant's Lease
      obligations then, at the Offer Space Commencement Date, Tenant shall deliver
      to
      Landlord an original, signed and notarized reaffirmation of each guarantor's
      personal guaranty, in form and substance generally acceptable to
      Landlord.

     

    91.4.  If
      Tenant
      rejects or is deemed to have rejected the terms of Landlord's First Offer
      Leasing Notice then Tenant's Right of First Offer shall thereafter irrevocably
      lapse and terminate as to the Offer Space described in such notice, and Landlord
      shall thereafter be free to lease the Offer Space therein described to any
      third-party at any time without regard to the restrictions in this Section
      and
      on whatever terms and conditions Landlord may decide in its sole discretion,
      provided however, that if such Offer Space is leased to a third-party and
      thereafter following the expiration or termination of such lease, such Offer
      Space, or portion thereof, becomes “available” (as defined herein), then Tenant
      may thereafter exercise the Right of First Offer with respect to such space
      or
      portion thereof in accordance with this Section 84.

     

    91.5.  If
      Tenant
      delivers to Landlord a timely notice of acceptance of the terms contained in
      Landlord's First Offer Notice, together with Tenant's financial statements
      as
      provided above, and Landlord determines that all of the other conditions
      described above are satisfied, then, as of the Offer Space Commencement Date,
      the Available Offer Space described in Landlord's First Offer Notice shall
      be
      deemed added to the Premises and subject to the terms and conditions in the
      Lease, with the exception of those Lease modifications hereinafter set forth
      or
      otherwise as mutually agreed to by Landlord and Tenant in good faith. Within
      fifteen (15) business days following Landlord's receipt of Tenant's notice
      of
      acceptance Landlord shall present to Tenant, and Tenant shall execute and
      re-deliver to Landlord, an

     

    
      
        
        

      

      
        30

        
          

        

      

      
        
        

      

       

      amendment
        to Lease defining the Available Offer Space to be added to the leased Premises,
        the Offer Space Commencement Date, the changes in Rent and Tenant's
        Proportionate Share, and other relevant matters.

    

     

    91.6.  The
      Available Offer Space subject to such amendment shall be leased to Tenant for
      a
      rental rate equal to the then-current per-square foot shell rental rate for
      comparable space in the Building as determined by Landlord, in its reasonable
      discretion, including relevant tenant concessions.

     

    91.7.  Any
      improvement costs shall be separately negotiated by the parties after Landlord's
      receipt of Tenant's notice of acceptance of the terms of Landlord's First Offer
      Leasing Notice. The Available Offer Space as accepted by Tenant shall be
      delivered to Tenant on the Offer Space Commencement Date in clean condition,
      free of tenants or other occupants, and in its then "as is" condition, except
      as
      otherwise agreed by Landlord and Tenant.

     

    91.8.  The
      failure of Tenant to take action in any manner or time periods set forth above
      or the commission by Tenant of an Event of Default beyond any applicable cure
      period under the Lease at any time during which Tenant has elected to exercise
      this Right of First Offer shall render this Right null and void and of no
      further force or effect with respect to the Available Offer Space subject to
      this Right at such time, provided however, the commission by Tenant of more
      than
      two (2) Events of Default during any consecutive twelve (12) month period during
      the Term shall render this Right null and void and of no further force and
      effect. This Right of First Offer is personal to the Tenant and, unless Landlord
      shall otherwise specifically agree in writing, shall automatically lapse and
      terminate upon the occurrence of an assignment of the Tenant's interest in
      the
      Lease or a sublet of all or part of Premises, except in the event of (i) a
      Transfer pursuant to Section 7 of the Lease for which Landlord has granted
      consent and which Transfer consists of an assignment of the entirety of the
      Premises for the remainder of the Term or (ii) a Transfer pursuant to Section
      7.3 of the Lease.

     

    92.  Renewal
      Option.Provided
      Tenant is not in default of any of its obligations under the Lease and is in
      possession of the Premises, Tenant shall be entitled to renew the Lease for
      one
      (1) additional term of five (5) years, commencing immediately following the
      expiration of the Term, on the same terms and conditions of the Lease, with
      the
      following conditions:

     

    92.1.  Tenant
      will give written notification to Landlord not later than nine (9) full calendar
      months prior to the scheduled termination date of the Term of its intention
      to
      elect to renew the Lease.

     

    92.2.  For
      the
      first Lease Year of the renewal Term, the Basic Rent shall be increased, and
      the
      amount of such increase shall equal five percent (5%) of the amount of Basic
      Rent paid on an annual basis during the immediately preceding Lease Year.
      Thereafter, for each successive Lease Year of the renewal term, the Basic Rent
      shall be increased, and the amount of the increase in each Lease Year shall
      equal three percent (3.00%) of the amount of Basic Rent paid on an annual basis
      during the immediately preceding Lease Year. Consecutive monthly installments
      of
      Basic Rent shall be increased accordingly.

     

    92.3.  If
      Tenant
      elects to lease the Premises for the renewal term above set forth pursuant
      to
      the renewal right granted in this Section then Tenant shall execute a Lease
      Amendment extending the Term and confirming the new Basic Rent within ten (10)
      days of receipt of an instrument of amendment from Landlord.

     

    92.4.  Time
      shall be of the essence with respect to each of the provisions of this Section;
      if Tenant fails or refuses to provide notices or to take action as provided
      in
      this Section within the times herein set forth then the renewal right and option
      herein granted shall lapse and terminate.

     

    92.5.  No
      additional rights or options to renew shall be deemed to be
      granted.

     

    
      
        
        

      

      
        31

        
          

        

      

      
        
        

      

    

     

    92.6.  The
      right
      and option set forth in this Section is personal to the party originally named
      as Tenant under the Lease and shall lapse and terminate upon any assignment
      or
      sublease of the Premises, except
      in
      the event of (i) a Transfer pursuant to Section 7 of the Lease for which
      Landlord has granted consent and which Transfer consists of an assignment of
      the
      entirety of the Premises for the remainder of the Term or (ii) a Transfer
      pursuant to Section 7.3 of the Lease.

     

    

    

    IN
      WITNESS WHEREOF, the parties hereto have executed this Rider to Office Lease
      Agreement, or have caused the same to be executed on their respective behalves
      by their duly authorized representatives, the date and year first above
      written.

     

    
      	
              WITNESS:      

               

            	
              LANDLORD:

               

               

               

              CORPORATE
                PLACE I BUSINESS TRUST, a Maryland business trust, by COMMERCIAL
                PROPERTY
                INVESTORS TRUST COMPANY, LLC, a Maryland limited liability
                company

               

            
	
              /s/
                (illegible)                            
                      

               

            	
              By: /s/Roger
                A. Waesche, Jr.       (seal)

                 Roger
                A. Waesche, Jr.,
                Executive Vice President

               

            
	 	
               

               

              TENANT:

               

               

               

              COSTAR
                GROUP, INC., a Delaware corporation

               

            
	
              /s/
                Martha E
                Sichol                
                     

               

            	
              By: /s/
                Frank
                Carchedi                  
                 (seal)

               

              Frank
                Carchedi              
                   

               

              Name

               

            
	 	
              C.F.O                               
                      

               

            
	 	
              Title

            

    

    

     

    {acknowledgements
      appear on following page}

    
      
         

        
 

        
        

      

      
        32

        
          

        

      

      
        
        

      

    

    Acknowledgements

    

    State
      of
      Maryland

    County
      of
      Howard, to wit:

    

    On
      this
      16th day of March, 2007, before me, the undersigned officer, personally appeared
      Roger A. Waesche, Jr. who acknowledged himself to be the President of Commercial
      Property Investors Trust, LLC, a Maryland corporation, which is Trustee of
      Corporate Place I Business Trust, a Maryland business trust, and on behalf
      of
      said limited liability company and said trust, did acknowledge that he, as
      such
      officer, being authorized so to do, executed the foregoing instrument for the
      purposes therein contained, by signing the name of such limited liability
      company as such Trustee by himself as such officer.

    

    IN
      WITNESS WHEREOF, I hereby unto set my hand and official seal.

    

    

    _/s/
      Samantha Keeton_ ____________(seal)

    Notary
      Public

    

    My
      Commission expires:

    

    ___July
      14,
      2009_________________

    

    

    State
      of
      Maryland

    County
      of
      Montgomery, to wit:

    

    On
      this
      __9th_____
      day
      of __March_____,
      2007, before me, the undersigned officer, personally appeared __Frank
      Carchedi_ ___who
      acknowledged himself/herself to be the ___C.F.O_____
      of
      Costar Group, Inc., a Delaware corporation, and on behalf of said corporation
      did acknowledge that he/she as such officer being authorized so to do executed
      the foregoing Lease for the purposes therein contained by signing the name
      of
      the corporation by himself/herself as such officer.

    

    IN
      WITNESS WHEREOF, I hereby unto set my hand and official seal.

    

    

    _Lisa
      Springer ____________________(seal)

    Notary
      Public

    

    My
      Commission expires:

    

    ____January
      7,
      2009__________________

    
      
        
           

        
        

      

      
        33

        
          

        

      

      
        
        

      

    

    Exhibit
      A

     

    Terms
      of Letter of Credit

     

    The
      following terms are to be set forth in the Letter of Credit, as items to be
      complied with by the Beneficiary:

     

    
      	1.  	
              A
                written statement, signed by an officer of the Beneficiary, duly
                notarized, as to either or both of two alternatives, as
                follows:

            

    

     

    
      	a.  	
              This
                Letter of Credit expires prior to [scheduled
                end of Term];
                under the Lease between Applicant, as Tenant, and Beneficiary, as
                Landlord, dated as of ______________, 2006, Applicant has failed
                to
                provide a renewal or replacement of this letter of credit, upon the
                terms
                set forth in Section 5.7 of the Lease, as amended, within 60 days
                prior to
                the expiration of this letter of credit; Beneficiary has given Applicant
                15 days Notice, which the Beneficiary certifies was delivered in
                accordance with the notice provisions of the Lease, to cure such
                failure
                and Applicant has failed to do so within such time;
                or

            

    

    

    
      	b.  	
              Applicant
                has committed an Event of Default under the Lease; Beneficiary has
                given
                Applicant any applicable notice and opportunity to cure such Event
                of
                Default required to be given pursuant to Section 21 of the Lease;
                and such
                Default or Defaults have remained uncured after such Notice; and
                accordingly an Event of Default exists under the
                Lease.

            

    

    

    
      	2.  	
              The
                original of this Letter of Credit.

            

    

    

    
      	3.  	
              This
                Letter of Credit sets forth in full the terms of our undertaking
                to you.
                Such undertaking shall not in any way be modified, amended or amplified
                by
                reference to any document or instrument referred or related to herein
                and
                any such reference shall not be deemed to incorporate herein by reference
                any such document or instrument.

            

    

    

    
      	4.  	
              The
                original of this Letter of Credit must be presented to us with any
                drawings hereunder for our endorsement of any payments affected by
                us.

            

    

    

    
      	5.  	
              If
                cancellation of this Letter of Credit is required before the expiration
                date stated herein, the original of this Letter of Credit must be
                returned
                to us with the Beneficiary's letter requesting
                cancellation.

            

    

    
      
        
           

        
        

      

      
        34

        
          

        

      

      
        
        

      

    

    

     

    Exhibit
      B

     

    Cleaning
      Specifications

     

     

     

    
      
        
        

      

      
        35

        
          

        

      

      
        
        

      

    

     

    [CLEANING
      SPECIFICATIONS INTENTIONALLY OMITTED]

     

    
      
        
        

      

      
        36Filed by Automated Filing Services Inc. (604) 609-0244 - Capital Alliance Group Inc. - Exhibit 4.1

 

		650West Georgia Street 
Suite 3000
      
P.O. Box 11505 
Vancouver,Be 
V6BAN7 	Telephone: 
Fax: 

	(604) 713-6450 
(604) 683-3264
      
www.gwlra.com 

February 9, 2006

Oringa Yip
CIBT Canadian Institure of Business &
Technology Corp. 
Suite 1200 777 West Broadway Street 
Vancouver, BC V5Z
4J7

 

RE: SALE OF 777 WEST BROADWAY

The owners of 777 West Broadway have entered into an Agreement
of Purchase and Sale between Lasalle Acquisitions Corp. and bclMC Realty
Corporation for the sale of the building. As part of the sale process and in
accordance with the Lease, we are requesting that tenants sign the enclosed
estoppel certificate(s) which confirm the basic terms of the lease. Having
tenants sign these certificates is a normal part of the sale documentation
process.

As time is of the essence, your early attention to this matter
is greatly appreciated. We would appreciate having the signed estoppel returned
to us by Friday, February 17th.If you have any questions or concerns, or are
unable to confirm any of the details in the' certificates, please call me
directly at 604.713.6461. Once completed, please contact Angela Lange at
604.713.8908 to have the documents picked up.

Thank you for your consideration.

Yours truly,
GWL REALTY ADVISORS
INC.

 

Robert F. Kavanagh

Director, Asset Management

SCHEDULE B

ESTOPPEL CERTIFICATE

               The
undersigned, being a tenant of a portion of the building (the "Building")
located at 777 West Broadway, Vancouver, BC and owned bybcIMC Realty Corporation
(the "Landlord"), by virtue of a lease between the Landlord's predecessor as
landlord and CIBT Canadian Institute of Business & Technology Corp. (the
"Tenant") as tenant dated the 24thday of July2000as modifiedand/orassignedby
LeaseExtensionandAmendingAgreementdated the 16thday of August, 2005 (the
"Lease") hereby:

1.           acknowledges
that Lasalle Acquisitions Corp. (the "Purchaser"), in acql.liringthe Building
and lands upon which it is situate, and its mortgagee,
                                                         N
I
A                                               
(the "Mortgagee"), are relying on the truth and accuracy of the matters
herein certified;

2.           certifies
to the Purchaser and the Mortgagee as follows:

		(a) 	
      the Lease is valid and subsisting, has not been modified
      (except as described above) and constitutes the whole of the agreement
      between the Landlord and the Tenant with respect to the premises (the
      "Premises") demised under the Lease; 

	 	  	
       

		(b) 	
      the term of the Lease commenced on September 1. 2000 and
      ends on October 31, 2009, unless the Tenant renews or extends the Lease in
      accordance with its terms; 

	 	  	
       

		(c) 	
      the Tenant is in possession of the Premises and any work
      required under the Lease to be performed by the Landlord in completing the
      Premises has been performed; 

	 	  	
       

		(d) 	
      the Tenant has not paid any deposit or prepaid rent under
      the Lease, except for prepayment of operating costs and property tax
      recoveries in accordance with the Lease and the following: (nil)

	 	  	
      [nil unless otherwise indicated]; 

	 	  	
       

		(e) 	
      the Tenant is not entitled to any tenant allowance,
      inducement or rent-free period which has not been fully paid or satisfied
      by the Landlord, except for (nil) 

	 	  	
      [nil unless otherwise indicated]; 

	 	  	
       

		(f) 	
      neither the Tenant nor to the Tenant's knowledge, the
      Landlord is in default in observing or performing any of its respective
      obligations under the Lease in any material respect, except for (nil)
    

	 	  	
      [nil unless otherwise indicated]; 

	 	  	
       

		(g) 	
      the Tenant has no outstanding rights or claims to set-off
      or abatement with respect to future rent due and payable under the Lease
      nor any counterclaim or defence against the enforcement of the obligations
      to be performed by the Tenant under the Lease; and '

B-1

	 	(h) 	
      the basic or minimum rent payable by the Tenant under the
      Lease is as follows:

	 	 	Annual Basic
      or   	 	 
	Year of Term 	 	Minimum Rent 	 	Monthly Payrnent 
	 	 	  	 	  
	(Sept 1-00 to Aug 31- 01) 	 	$70,520.00 	 	$5,876.66 
	(Sept 1-01 to Aug
      31 - 03) 	 	$74,046.00 	 	$6,170.50 
	(Sept 1-03 to Aug 31- 05) 	 	$77,572.00 	 	$6,464.33 
	(Sept 1-05 to Oct
      31- 09) 	 	$70,520.00 	 	$5,876.66 

Dated this _________________ day of
__________________________________,20________.

If the Tenant is an individual:

Witness:

	 	 	 
	name 	 	  
	 	 	 
	address 	 	Tenant 
	 	 	 
	occupation 	 	  

 

B-2

ATTENTION TO JOHN McGRANDLE

LEASE EXTENSION AND AMENDMENT AGREEMENT

THIS AGREEMENT dated for reference August 16,2005.

BETWEEN:

bcIMC REALTY CORPORATION

clo GWL Realty Advisors Inc.
Suite 3000 - 650 West Georgia Street

P.O. Box 11505 
Vancouver, B.C. V6B 4N7

(the "Landlord")

AND:

CIBT CANADIAN INSTITUTE OF

BUSINESS & TECHNOLOGY CORP. 
Suite 1200 - 777 West Broadway

Vancouver, B.C. V6C 417

(the "Tenant")

WHEREAS:

	A. 	
      By a lease (the "Lease") dated July 24, 2000 between the
      Landlord (then known as 3170497 Canada Inc.) and the Tenant, the Landlord
      leased to the Tenant certain premises (the "Leased Premises") known as
      Suite 1200 and comprising approximately 3,526 square feet of Full Floor
      Rentable Area on the 12thfloor of the building located at 777 West
      Broadway Street, Vancouver, B.C., as shown cross- hatched on the plan
      attached as Schedule "B" to the Lease, for a term offive (5) years
      commencing on September 1,2000 and expiring on August 31,2005;
  and

	 	 
	B. 	
      The Landlord and the Tenant have agreed to extend the
      term of the Lease for a period of four (4) years and two (2) months
      commencing on September 1, 2005 and expiring on October 31, 2009 (the
      "Extension Term").

THEREFORE in consideration ofthe premises, the mutual covenants
and agreements contained herein and other good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged by each of the parties
hereto, the parties agree as follows:

	1. 	
      Extension. The Landlord and the Tenant hereby extend the
      term of the Lease for the Extension Term, on and subject to the terms
      ofthe Lease, except as extended and amended hereby.

	 	 
	2. 	
      Basic Rent. During the Extension Term, the Tenant will
      pay to the Landlord Basic Rent in respect of the Leased Premises as
      follows:

The annual Basic Rent will be payable in equal consecutive
monthly instalments as set out above, in advance, on the first day of each and
every month, without any set-off, abatement or deduction whatsoever, except as
otherwise provided herein.

Free Basic Rent Period. Notwithstanding
Section2 ofthis Agreement or any provision ofthe Lease, but provided the Tenant
is not in default under the Lease, as extended and amended by this Agreement,
the Tenant will not be required to pay Basic Rent for the Leased Premises in
respect of a total of seven (7) months ofthe Extension Term but will otherwise
comply with the terms and conditions ofthe Lease and this Agreement during such
months, including the obligation to pay Additional Rent.

Condition of Leased Premises. The Tenant will
accept the Leased premises in their "as is" condition and the Landlord will not
be required to do any work or provide any materials to or in respect of the
Leased Premises whatsoever, except as specifically provided for in the
Lease.

Amendment. Effective as of the date hereof,
the Lease is hereby amended as follows:

	 	(a) 	
      by deleting all references to "3170497 Canada Inc." and
      replacing them with "bcIMC Realty Corporation";

	 	 	 
	 	(b) 	
      by deleting the reference to "5 years" in Section 1.03
      and replacing it with "9 years and 2 months";

	 	 	 
	 	(c) 	
      by deleting the rental table in Section 2.02 and
      replacing it with the following:

	 	Annual 	Monthly 	Annual Rent Per 
	"Period of Time 	Basic Rent 	 Basic Rent 	Square Foot 
	 	  	  	  
	September 1, 2000 
to August 31, 2001
	$70,520.00 	$5,876.66 	$20.00 
	 	  	  	  
	September 1, 2001 
to August 31, 2003
	$74,046.00 	$6,170.50 	$21.00 
	 	  	  	  
	September 1, 2003 
to August 31,2005 	$77,572.00 	$6,464.33 	$22.00 
	 	 	 	 
	September 1,2005 to 
October 31, 2009
	$70,520.00 	$5,876.66 	$20.00";

		
      (d) 
	
      by deleting the reference to "the Company Act
      (British Columbia) and The Foreign Investment Review Act
      (Canada)" in Section 6.02(B) and replacing it with "the Business
      Corporations Act (British Columbia)";

	 	 	 
	 	(e) 	
      by deleting the reference to "1070 - 505 Burrard Street,
      Vancouver, B.C., V7X 1M5 Fax No.: 604-683-3264" in Section 15.09(a) and
      replacing it with "c/o GWL Realty Advisors Inc., Suite 3000 - 650 West
      Georgia Street, P.O. Box 11505, Vancouver, B.C., V6B 4N7, Fax No.:
      604-683-3264, Attention: Asset Manager";

	 	(g) 	
      by deleting Section 16.05 and replacing it with the
      following:

"Section
16.05                     
 Free Rent

Notwithstanding any provision of the
Lease, but provided the Tenant is not in default under the Lease, as extended
and amended by this Agreement, the Tenant will not be required to pay Basic Rent
for the Leased Premises in respect of the following months:

	 	(i) 	
      September, October and November 2005;

	 	 	 
	 	(ii) 	
      September and October 2006; and

	 	 	 
	 	(iii) 	
      September and October 2007;

	 		
      but will otherwise comply with the terms and conditions
      of the Lease and this Agreement during such months, including the
      obligation to pay Additional Rent.

	 	 	 
	 	(h) 	
      by deleting the reference to " WasteManagement Act
      (British Columbia)" in Section 11 of Schedule F and replacing it with
      "Environment Management Act (British
Columbia)".

Tenant Improvement Allowance. The Landlord
will pay to the Tenant an allowance (the "Allowance") in the amount ofTen
Thousand dollars ($10,000.00) plus Goods and Services Tax. The Allowance will be
paid to the Tenant by the Landlord provided that the Tenant isnot then in
default under this Lease and has fully complied with all of the following:

	(a) 	
      the Tenant has completed the Premises for occupancy in
      accordance with the Tenant's obligations under the Lease, as modified by
      this Agreement, and the Tenant's plans and specifications approved by the
      Landlord;

	 	 
	(b) 	
      the Tenant has secured all applicable completion and
      occupancy certificates for the Premises;

	 	 
	(c) 	
      the Tenant has provided the Landlord with a sworn
      declaration stating that there are no liens or encumbrances affecting the
      Premises, the Building or the Lands in respect of work, services,
      materials and equipment relating to the Premises and that the Tenant's
      designers, contractors, sub contractors, workers and suppliers of
      materials and equipment, if any, have been paid in full for all work and
      services performed and materials and equipment supplied by them on or to
      the Premises; and

	 	 
	(d) 	
      the Tenant has provided the Landlord with copies of
      invoices in respect of all costs actually incurred by the Tenant,
      certified by an officer of the Tenant, in connection with the completion
      of the Tenant's Work.

All charges for work performed by the Landlord on the Tenant's
behalf will be deducted from the Allowance prior to payment by the Landlord and,
if the Landlord's charges are in excess of the Allowance, the Tenant will pay
the excess on demand. Notwithstanding anything to the contrary in the Lease, as
modified by this Agreement, or any other agreement or under any statute or at
law generally, if the Tenant or its parent corporation or any occupant ofthe
Premises takes the benefit of or is subject to any creditors' petition under any
legislation for the protection of insolvent debtors, or ifthis Lease is
terminated or partially terminated for any reason, the then unamortized portion
of the Allowance (assuming a straight line rate of amortization to zero over the
balance of the Extension

		
      Term from the date of payment of the Allowance) as of the
      day before the date such filing is made (or termination or partial
      termination date, as the case may be), will be deemed to be outstanding
      and immediately payable as Rent to the Landlord as of such date.

	 	 
	7. 	
      Acknowledgements. The Tenant
      acknowledges and agrees that the Landlord has fully satisfied its
      obligations:

	 	(a) 	
      to pay to the Tenant the allowance referred to in Section
      16.04 of the Lease and in the section entitled "Allowances" in Schedule
      "c" to the Lease; and

	 	 	 
	 	(b) 	
      to complete the work referred to in the section entitled
      "Landlord's Work" in Schedule "c" to the
Lease.

	8. 	
      Ratification. The parties confirm and
      ratify the terms and conditions contained in the Lease as amended by this
      Agreement. 

	  	
      

	9. 	
      Interpretation. This Agreement will be
      read and construed together with the Lease, and the Lease, as amended
      hereby, will continue in full force and effect for the remainder of the
      Term in accordance with the terms thereof and hereof. 

	  	
      

	10. 	
      Enurement. This Agreement will enure to
      the benefit of and will be binding upon the parties and their respective
      heirs, executors, administrators, successors and permitted assigns.
  

	  	
      

	11. 	
      Capitalized Terms. All capitalized terms
      not otherwise defined herein have the meanings ascribed thereto in the
      Lease. 

	  	
      

	12. 	
      Confidentiality. The Tenant will not
      disclose to any person any of the terms of this Agreement or the Lease
      except to its professional advisors, consultants and auditors, in their
      capacity as such and except as otherwise required by law.
  

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

	By the Landlord: 	 	By the Tenant: 
	 	 	 	 	 
	bcIMC REALTY CORPORATION 	 	CIBT CANADIAN INSTITUTE OF 
	 	 	 	BUSINESS & TECHNOLOGY CORP. 
	 	 	 	 	 
	By:	 	 	By:	
	 	Autorized Signatory	 	 	Autorized Signatory
	 	 	 	 	 
	By:	 	 	By:	 
	 	Autorized Signatory	 	 	Autorized Signatory

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