Document:

Agreement of Lease between SLG Graybar Sublease LLC and Xenomics Inc.

    
       

       

       

      
        

        

      

       

       

      AGREEMENT
        OF LEASE

      

      

      between

      

      SLG
        GRAYBAR SUBLEASE LLC

      

      

      Landlord

      

      

      and

      

      

      XENOMICS,
        INC. 

      

      

      Tenant

      

      

      Dated
        as of June 30, 2004

      

      

      

      Room
        1701

      420
        Lexington Avenue

      New
        York, New York

       

       

      
        

        

      

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

      TABLE
        OF CONTENTS

      

      
        
          	
                  TABLE
                    OF CONTENTS

                	
                  I

                
	 	 	
                   

                
	
                  ARTICLE
                    1

                	
                  DEMISE;
                    PREMISES AND PURPOSE

                	
                  2

                
	 	 	 
	
                  ARTICLE
                    2

                	
                  TERM

                	
                  3

                
	 	 	 
	
                  ARTICLE
                    3

                	
                  RENT
                    AND ADDITIONAL RENT

                	
                  3

                
	 	 	 
	
                  ARTICLE
                    4

                	
                  ASSIGNMENT/SUBLETTING

                	
                  3

                
	 	 	 
	
                  ARTICLE
                    5

                	
                  DEFAULT

                	
                  9

                
	 	 	 
	
                  ARTICLE
                    6

                	
                  RELETTING,
                    ETC.

                	
                  10

                
	 	 	 
	
                  ARTICLE
                    7

                	
                  LANDLORD
                    MAY CURE DEFAULTS

                	
                  11

                
	 	 	 
	
                  ARTICLE
                    8

                	
                  ALTERATIONS

                	
                  11

                
	 	 	 
	
                  ARTICLE
                    9

                	
                  LIENS

                	
                  14

                
	 	 	 
	
                  ARTICLE
                    10

                	
                  REPAIRS

                	
                  14

                
	 	 	 
	
                  ARTICLE
                    11

                	
                  FIRE
                    OR OTHER CASUALTY

                	
                  15

                
	 	 	 
	
                  ARTICLE
                    12

                	
                  END
                    OF TERM

                	
                  16

                
	 	 	 
	
                  ARTICLE
                    13

                	
                  SUBORDINATION
                    AND ESTOPPEL, ETC.

                	
                  16

                
	 	 	 
	
                  ARTICLE
                    14

                	
                  CONDEMNATION

                	
                  18

                
	 	 	 
	
                  ARTICLE
                    15

                	
                  REQUIREMENTS
                    OF LAW

                	
                  19

                
	 	 	 
	
                  ARTICLE
                    16

                	
                  CERTIFICATE
                    OF OCCUPANCY

                	
                  19

                
	 	 	 
	
                  ARTICLE
                    17

                	
                  POSSESSION

                	
                  20

                
	 	 	 
	
                  ARTICLE
                    18

                	
                  QUIET
                    ENJOYMENT

                	
                  20

                
	 	 	 
	
                  ARTICLE
                    19

                	
                  RIGHT
                    OF ENTRY

                	
                  20

                
	 	 	 
	
                  ARTICLE
                    20

                	
                  INDEMNITY

                	
                  21

                
	 	 	 
	
                  ARTICLE
                    21

                	
                  LANDLORD'S
                    LIABILITY, ETC.

                	
                  21

                
	 	 	 
	
                  ARTICLE
                    22

                	
                  CONDITION
                    OF PREMISES

                	
                  22

                
	 	 	 
	
                  ARTICLE
                    23

                	
                  CLEANING

                	
                  23

                
	 	 	 
	
                  ARTICLE
                    24

                	
                  JURY
                    WAIVER

                	
                  24

                
	 	 	 
	
                  ARTICLE
                    25

                	
                  NO
                    WAIVER, ETC.

                	
                  24

                
	 	 	 
	
                  ARTICLE
                    26

                	
                  OCCUPANCY
                    AND USE BY TENANT

                	
                  25

                

        

         

        
          
            
            

          

          
            
            

            
              

            

          

          
            
            

          

        

         

        
          	
                  ARTICLE
                    27

                	
                  NOTICES

                	
                  25

                
	 	 	 
	
                  ARTICLE
                    28

                	
                  WATER

                	
                  26

                
	 	 	 
	
                  ARTICLE
                    29

                	
                  SPRINKLER
                    SYSTEM

                	
                  26

                
	 	 	 
	
                  ARTICLE
                    30

                	
                  HEAT,
                    ELEVATOR, ETC.

                	
                  26

                
	 	 	 
	
                  ARTICLE
                    31

                	
                  SECURITY
                    DEPOSIT

                	
                  27

                
	 	 	 
	
                  ARTICLE
                    32

                	
                  TAX
                    ESCALATION

                	
                  28

                
	 	 	 
	
                  ARTICLE
                    33

                	
                  RENT
                    CONTROL

                	
                  30

                
	 	 	 
	
                  ARTICLE
                    34

                	
                  SUPPLIES

                	
                  31

                
	 	 	 
	
                  ARTICLE
                    35

                	
                  AIR
                    CONDITIONING

                	
                  31

                
	 	 	 
	
                  ARTICLE
                    36

                	
                  SHORING

                	
                  33

                
	 	 	 
	
                  ARTICLE
                    37

                	
                  EFFECT
                    OF CONVEYANCE, ETC.

                	
                  33

                
	 	 	 
	
                  ARTICLE
                    38

                	
                  RIGHTS
                    OF SUCCESSORS AND ASSIGNS

                	
                  33

                
	 	 	 
	
                  ARTICLE
                    39

                	
                  CAPTIONS

                	
                  33

                
	 	 	 
	
                  ARTICLE
                    40

                	
                  BROKERS

                	
                  34

                
	 	 	 
	
                  ARTICLE
                    41

                	
                  ELECTRICITY

                	
                  34

                
	 	 	 
	
                  ARTICLE
                    42

                	
                  LEASE
                    SUBMISSION

                	
                  38

                
	 	 	 
	
                  ARTICLE
                    43

                	
                  INSURANCE

                	
                  39

                
	 	 	 
	
                  ARTICLE
                    44

                	
                  SIGNAGE

                	
                  41

                
	 	 	 
	
                  ARTICLE
                    45

                	
                  RIGHT
                    TO RELOCATE

                	
                  42

                
	 	 	 
	
                  ARTICLE
                    46

                	
                  FUTURE
                    CONDOMINIUM CONVERSION

                	
                  43

                
	 	 	 
	
                  ARTICLE
                    47

                	
                  MISCELLANEOUS

                	
                  43

                
	 	 	 
	
                  ARTICLE
                    48

                	
                  COMPLIANCE
                    WITH LAW

                	
                  43

                
	 	 	 
	
                  RULES
                    AND REGULATIONS

                	
                  45

                

        

      

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

      INDEX
        OF DEFINED TERMS

      

      
        	
                TERM

              	
                PAGE

              
	
                Additional
                  Rent

              	
                2

              
	
                Alterations

              	
                10

              
	
                Base
                  Tax Year

              	
                27

              
	
                Brokers

              	
                33

              
	
                Building

              	
                1

              
	
                Building
                  Cleaning Contractor

              	
                23

              
	
                Building
                  Project

              	
                27

              
	
                Commencement
                  Date

              	
                2

              
	
                Comparative
                  Year

              	
                27

              
	
                Cooling
                  Season

              	
                31

              
	
                Declaration

              	
                42

              
	
                Delivery
                  Personnel

              	
                1

              
	
                Designated
                  Agent

              	
                3

              
	
                ERIF

              	
                33

              
	
                excess
                  electricity

              	
                35

              
	
                Existing
                  HVAC Equipment

              	
                31

              
	
                Expiration
                  Date

              	
                2

              
	
                Fixed
                  Annual Rent

              	
                2

              
	
                HVAC
                  System

              	
                31

              
	
                Landlord

              	
                1

              
	
                Landlord’s
                  Electrical Consultant

              	
                34

              
	
                Landlord’s
                  Relocation Work

              	
                41

              
	
                Landlord’s
                  Restoration Work

              	
                13

              
	
                Landlord’s
                  Work

              	
                22

              
	
                Lease

              	
                1

              
	
                Leaseback
                  Area

              	
                4

              
	
                Ordinary
                  Business Hours

              	
                34

              
	
                Ordinary
                  Equipment

              	
                34

              
	
                Premises

              	
                1

              
	
                Real
                  Estate Taxes

              	
                28

              
	
                Recapture
                  Date

              	
                4

              
	
                Relocation
                  Effective Date

              	
                41

              
	
                Relocation
                  Notice

              	
                41

              
	
                Relocation
                  Space

              	
                41

              
	
                Rent

              	
                2

              
	
                Security

              	
                27

              
	
                Supplemental
                  Systems

              	
                31

              
	
                Tenant

              	
                1

              
	
                Tenant
                  Cleaning Services

              	
                23

              
	
                Tenant’s
                  Recapture Offer

              	
                4

              
	
                Tenant’s
                  Share

              	
                27

              
	
                Term

              	
                2

              

      

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

       

      

      LEASE
        (this “Lease”)
        made as of the ____ day of June 2004 between SLG Graybar Sublease LLC, a
        New
        York limited liability company having an office c/o SL Green Realty Corp.,
        at
        420 Lexington Avenue, New York, New York, 10170, hereinafter referred to
        as
        "Landlord", and Xenomics, Inc., a _______________ corporation, having an
        office
        located at 420 Lexington Avenue, New York, New York, hereinafter referred
        to as
        "Tenant".

      

      

      W I T N E S S E T H

      

      Landlord
        and Tenant, in
        consideration of the mutual agreements herein contained and other good and
        valuable consideration, the receipt and sufficiency of which is hereby
        acknowledged, hereby
        covenant and agree as follows:

      

      

      ARTICLE
        1 

      

      DEMISE;
        PREMISES AND PURPOSE

      

      1.01   
        Landlord
        hereby leases and demises to Tenant, and Tenant hereby hires and takes from
        Landlord, those certain Premises located on and comprising a rentable portion
        of
        the seventeenth (17th) floor designated as Room 1701, approximately as indicated
        by hatch marks on the plan annexed hereto and made a part hereof as “Exhibit A”
        (the “Premises”)
        in the building known as and located at 420 Lexington Avenue, New York, New
        York
        (the “Building”)
        subject to the provisions of this Lease.

      

      1.02   
        The
        Premises shall be used and occupied for executive and general office use
        consistent with that found in Class “A” high-rise office buildings located in
        midtown Manhattan only and for no other purpose. 

      

      1.03   
        Neither
        the Premises, nor the halls, corridors, stairways, elevators or any other
        portion of the Building shall be used by the Tenant or the Tenant's servants,
        employees, licensees, invitees or visitors in connection with the aforesaid
        permitted use or otherwise so as to cause any unreasonable congestion of
        the
        public portions of the Building or the entranceways, sidewalks or roadways
        adjoining the Building whether by trucking or by the congregating or loitering
        thereon of the Tenant and/or the servants, employees, licensees, invitees
        or
        visitors of the Tenant.

      

      1.04   
        Tenant
        shall not permit messengers, delivery personnel or other individuals providing
        such services to Tenant (“Delivery
        Personnel”)
        to: (i) assemble, congregate or to form a line outside of the Premises or
        the
        Building or otherwise impede the flow of pedestrian traffic outside of the
        Premises or Building or (ii) park or otherwise leave bicycles, wagons or
        other
        delivery carts outside of the Premises or the Building except in locations
        outside of the Building designated by Landlord from time-to-time. Tenant
        shall
        require that all Delivery Personnel to comply with reasonable and
        nondiscriminatory rules promulgated by Landlord from time-to-time regarding
        the
        use of outside messenger services.

      

      
        
          
          

        

        
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            2
            -

          
            

          

        

        
          
          

        

      

      

      ARTICLE
        2 

      

      TERM

      

      2.01   
        The
        Premises are leased for a term of approximately seven (7) years (the
        "Term")
        which shall commence on September 15, 2004 (the “Commencement
        Date”)
        and shall end on the 30th day of September, 2011 (the “Expiration
        Date”)
        or on such earlier date upon which the Term shall expire, be canceled or
        terminated pursuant to any of the conditions or covenants of this Lease or
        pursuant to law.

      

      

      ARTICLE
        3 

      

      RENT
        AND ADDITIONAL RENT

      

      3.01   
        Tenant
        shall pay fixed annual rent without electricity (the “Fixed
        Annual Rent”)
        at the rates provided for in the schedule annexed hereto and made a part
        hereof
        as “Exhibit B” in equal monthly installments in advance on the first
        (1st)
        day of each calendar month during the Term, except that the first (1st)
        monthly installment of Fixed Annual Rent shall be paid by Tenant upon its
        execution of this Lease. All sums other than Fixed Annual Rent payable hereunder
        shall be deemed to be "Additional
        Rent"
        and shall be payable on demand, unless other payment dates are hereinafter
        provided. Tenant shall pay all Fixed Annual Rent and Additional Rent due
        hereunder at the office of Landlord or such other place as Landlord may
        designate, payable in United States legal tender, by cash, or by good and
        sufficient check drawn on a New York City bank which is a member of the New
        York
        Clearing House or a successor thereto, and without any set off or deduction
        whatsoever. The term "Rent"
        as used in this Lease shall mean Fixed Annual Rent and Additional Rent. Landlord
        may apply payments made by Tenant towards the payment of any item of Fixed
        Annual Rent and/or Additional Rent payable hereunder notwithstanding any
        designation by Tenant as to the items against which any such payment should
        be
        credited.

      

      

      ARTICLE
        4 

      

      ASSIGNMENT/SUBLETTING

      

      4.01   
        Neither
        Tenant nor Tenant's legal representatives or successors in interest by operation
        of law or otherwise, shall assign, mortgage or otherwise encumber this Lease,
        or
        sublet or permit all or part of the Premises to be used by others, without
        the
        prior written consent of Landlord in each instance. The transfer of a majority
        of the issued and outstanding capital stock of any corporate tenant or sublessee
        of this Lease or a majority of the total interest in any partnership tenant
        or
        sublessee or company, however accomplished, and whether in a single transaction
        or in a series of related or unrelated transactions, the conversion of a
        tenant
        or sublessee entity to either a limited liability company or a limited liability
        partnership or the merger or consolidation of a corporate tenant or sublessee,
        shall be deemed an assignment of this Lease or of such sublease. If

       

      
        
          
          

        

        
          -
            3
            -

          
            

          

        

        
          
          

        

      

       

      this
        Lease is assigned, or if the Premises or any part thereof is underlet or
        occupied by anybody other than Tenant, Landlord may, after default by Tenant,
        collect rent from the assignee, undertenant or occupant, and apply the net
        amount collected to the rent herein reserved, but no assignment, underletting,
        occupancy or collection shall be deemed a waiver of the provisions hereof,
        the
        acceptance of the assignee, undertenant or occupant as tenant, or a release
        of
        Tenant from the further performance by Tenant of covenants on the part of
        Tenant
        herein contained. The consent by Landlord to an assignment or underletting
        shall
        not in any way be construed to relieve Tenant from obtaining the express
        consent
        in writing of Landlord to any further assignment or underletting. In no event
        shall any permitted sublessee assign or encumber its sublease or further
        sublet
        all or any portion of its sublet space, or otherwise suffer or permit the
        sublet
        space or any part thereof to be used or occupied by others, without Landlord's
        prior written consent in each instance. A modification, amendment or extension
        of a sublease shall be deemed a sublease. The listing of the name of a party
        or
        entity other than that of Tenant on the Building or floor directory or on
        or
        adjacent to the entrance door to the Premises shall neither grant such party
        or
        entity any right or interest in this Lease or in the Premises nor constitute
        Landlord's consent to any assignment or sublease to, or occupancy of the
        Premises by, such party or entity. If any lien is filed against the Premises
        or
        the Building of which the same form a part for brokerage services claimed
        to
        have been performed for Tenant in connection with any such assignment or
        sublease, whether or not actually performed, the same shall be discharged
        within
        ten (10) days thereafter, at Tenant's expense, by filing the bond required
        by
        law, or otherwise, and paying any other necessary sums, and Tenant agrees
        to
        indemnify Landlord and its agents and hold them harmless from and against
        any
        and all claims, losses or liability resulting from such lien for brokerage
        services rendered. For a period not to exceed ninety (90) days from Landlord’s
        receipt of notice from Tenant that Tenant seeks to locate or otherwise identify
        a proposed subleasee or assignee for all or a portion of the Premises, or
        any
        revision or modification of such notice, Tenant hereby grants Landlord’s rental
        agent for the Building, or such other licensed real estate broker as shall
        be
        designated by Landlord from time-to-time (the “Designated
        Agent”),
        the sole and exclusive right to effect any sublet, assignment, release and
        other
        disposition of all or any part of the demised Premises and any other space
        Tenant has under lease elsewhere in the Building (provided, however, that
        Tenant
        acknowledges and agrees that such Designated Agent from time to time may
        be
        obligated to endeavor to rent competitive space available in the Building
        on
        behalf of and pursuant to the instructions of Landlord or another tenant
        of the
        Building)
        and Tenant shall pay to such Designated Agent upon execution of each such
        sublease, assignment, release or other disposition a commission computed
        in
        accordance with such Designated Agent’s standard rates and rules then in effect
        for the locality in which the Building is located.

      

      4.02   
        If
        Tenant desires to assign this Lease or to sublet all or any portion of the
        Premises other than pursuant to Section 4.09 hereof, it shall first submit
        in
        writing to Landlord the documents described in Section 4.06 hereof, and shall
        offer in writing (“Tenant’s
        Recapture Offer”),
        (i) with respect to a prospective assignment, to assign this Lease to Landlord
        without any payment of moneys or other consideration therefor, or, (ii) with
        respect to a prospective subletting, to sublet to Landlord the portion of
        the
        Premises involved (“Leaseback
        Area")
        for the term specified by Tenant in its proposed sublease or, at Landlord's
        option for the balance of the term of the Lease less one (1) day, and at
        the
        lower of (a) Tenant's proposed subrental or (b) the rate of Fixed Annual
        Rent
        and Additional Rent, and otherwise on the same terms, covenants and conditions
        (including provisions relating to escalation rents), as are contained herein
        and
        as are

       

      
        
          
          

        

        
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            4
            -

          
            

          

        

        
          
          

        

      

       

      allocable
        and applicable to the portion of the Premises to be covered by such subletting.
        Tenant’s Recapture Offer shall specify the date when the Leaseback Area will be
        made available to Landlord, which date shall be in no event earlier than
        forty-five (45) days nor later than ninety (90) days following the acceptance
        of
        Tenant’s Recapture Offer (the “Recapture
        Date”).
        If an offer of sublease is made, and if the proposed sublease will result
        in all
        or substantially all of the Premises being sublet, then Landlord shall have
        the
        option to extend the term of its proposed sublease for the balance of the
        term
        of this Lease less one (1) day. Landlord shall have a period of forty-five(45)
        days from the receipt of such Tenant’s Recapture Offer to either accept or
        reject Tenant’s Recapture Offer or to terminate this Lease. 

      

      4.03.   
        If
        Landlord exercises its option to terminate this Lease, then (i) the term
        of this
        Lease shall end at the election of Landlord either (x) on the date that such
        assignment or sublet was to become effective or commence, as the case may
        be, or
        (y) on the Recapture Date and (ii) Tenant shall surrender to Landlord and
        vacate
        the Premises on or before such date in the same condition as is otherwise
        required upon the expiration of this Lease by its terms, (iii) the Rent and
        Additional Rent due hereunder shall be paid and apportioned to such date,
        and
        (iv) Landlord shall be free to lease the Premises (or any portion thereof)
        to
        any individual or entity including, without limitation, Tenant’s proposed
        assignee or subtenant.

      

      4.04.   
        If
        Landlord shall accept Tenant’s Recapture Offer (i) Tenant shall then execute and
        deliver to Landlord, or to anyone designated or named by Landlord, an assignment
        or sublease, as the case may be, in either case in a form reasonably
        satisfactory to Landlord's counsel; and (ii) Tenant, on demand, shall pay
        to
        Landlord or its managing agent (as Landlord shall elect) an amount equal
        to the
        brokerage commissions if any, which would have been otherwise incurred by
        Tenant
        but for Landlord's accepting Tenant’s Recapture Offer.

      

      If
        a sublease is so made it shall expressly:

      

      (i)       
        permit
        Landlord to make further subleases of all or any part of the Leaseback Area
        and
        (at no cost or expense to Tenant) to make and authorize any and all changes,
        alterations, installations and improvements in such space as
        necessary;

      

      (ii)       
        provide
        that Tenant will at all times permit reasonably appropriate means of ingress
        to
        and egress from the Leaseback Area;

      

      (iii)      
        negate
        any intention that the estate created under such sublease be merged with
        any
        other estate held by either of the parties;

      

      (iv)     
        provide
        that Landlord shall accept the Leaseback Area "as is" except that Landlord,
        at
        Tenant's expense, shall perform all such work and make all such alterations
        as
        may be required physically to separate the Leaseback Area from the remainder
        of
        the Premises and to permit lawful occupancy, it being intended that Tenant
        shall
        have no other cost or expense in connection with the subletting of the Leaseback
        Area;

      

      (v)     
        provide
        that at the expiration of the term of such sublease Tenant will accept the
        Leaseback Area in its then existing condition, subject to the obligations
        of
        Landlord to make

       

      
        
          
          

        

        
          -
            5
            -

          
            

          

        

        
          
          

        

      

       

      such
        repairs thereto as may be necessary to preserve the Leaseback Area in good
        order
        and condition, ordinary wear and tear excepted.

         

      4.05   
        Landlord
        shall indemnify and save Tenant harmless from all obligations under this
        Lease
        as to the Leaseback Area during the period of time it is so sublet, except
        for
        Fixed Annual Rent and Additional Rent, if any, due under the within Lease,
        which
        are in excess of the rents and additional sums due under such sublease. Subject
        to the foregoing, performance by Landlord, or its designee, under a sublease
        of
        the Leaseback Area shall be deemed performance by Tenant of any similar
        obligation under this Lease and any default under any such sublease shall
        not
        give rise to a default under a similar obligation contained in this Lease,
        nor
        shall Tenant be liable for any default under this Lease or deemed to be in
        default hereunder if such default is occasioned by or arises from any act
        or
        omission of the tenant under such sublease or is occasioned by or arises
        from
        any act or omission of any occupant holding under or pursuant to any such
        sublease. Notwithstanding anything contained to the contrary in this Lease,
        at
        the end of the Term, Tenant shall not be obligated for the cost of or for
        the
        physical removal of any alterations made in the Leaseback Area by Landlord
        or
        Landlord’s subtenants. 

      

      4.06   
        Whether
        or not Landlord’s consent is required to a specific assignment or sublease,
        Tenant shall submit in writing to Landlord (i) the name and address of the
        proposed assignee or sublessee, (ii) a fully negotiated terms sheet, including
        all of the material term of the agreement and not subject to further negotiation
        of the proposed agreement of assignment or sublease, (iii) reasonably
        satisfactory information as to the nature and character of the business of
        the
        proposed assignee or sublessee and as to the nature of its proposed use of
        the
        space, and (iv) banking, financial or other credit information relating to
        the
        proposed assignee or sublessee reasonably sufficient to enable Landlord to
        determine the financial responsibility and character of the proposed assignee
        or
        sublessee.

      

      4.07.   
        If
        Landlord shall not have accepted Tenant’s Recapture Offer and Landlord shall not
        have terminated this Lease, as provided for in Section 4.02 hereof, then
        Landlord will not unreasonably withhold or delay its consent to Tenant's
        request
        for consent to such specific assignment or subletting for the use permitted
        under this Lease within the forty-five (45) day period as provided in Section
        4.02 of this Article, provided that:

      

      (i)       
        The
        Premises shall not, without Landlord's prior consent, have been listed or
        otherwise publicly advertised for assignment or subletting at a rental rate
        lower than the higher of (a) the Fixed Annual Rent and all Additional Rent
        then
        payable, or (b) the then prevailing rental rate for other space in the Building
        the foregoing will not, however, prevent Tenant from actually subleasing
        or
        assigning the Premises for less than (a) the Fixed Annual Rent and all
        Additional Rent then payable, or (b) the then prevailing rental rate for
        other
        space in the Building, pursuant to the terms of this Lease;

      

      (ii)       
        The
        proposed assignee or subtenant shall have a financial standing, be of a
        character, be engaged in a business, and propose to use the Premises, in
        a
        manner consistent with the permitted use and in keeping with the standards
        of
        the Building;

       

      
        
          
          

        

        
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            6
            -

          
            

          

        

        
          
          

        

      

       

      (iii)    
          The
        proposed assignee or subtenant shall not then be a tenant, subtenant, assignee
        or occupant of any space in the Building, nor shall the proposed assignee
        or
        subtenant be a person or entity who has dealt with Landlord or Landlord's
        agent
        (directly or through a broker) with respect to space in the Building during
        the
        three (3) months immediately preceding Tenant's request for Landlord's consent
        and provided that there is then no other comparable space available for leasing
        in the Building;

      

      (iv)     
        The
        character of the business to be conducted in the Premises by the proposed
        assignee or subtenant shall not be likely to increase, by more than a de
        minimus
        amount, operating expenses or the burden on existing cleaning services,
        elevators or other services and/or systems of the Building;

      

      (v)      
        In
        case of a subletting, the subtenant shall be expressly subject to all of
        the
        obligations of Tenant under this Lease and the further condition and restriction
        that such sublease shall not be assigned, encumbered or otherwise transferred
        or
        the Premises further sublet by the subtenant in whole or in part, or any
        part
        thereof suffered or permitted by the subtenant to be used or occupied by
        others,
        without the prior written consent of Landlord in each instance;

      

      (vi)     
        No
        subletting shall end later than one (1) day before the Expiration Date nor
        shall
        any subletting be for a term of less than two (2) years unless it commences
        less
        than two (2) years before the Expiration Date;

      

      (vii)    
        At
        no time shall there be more than two (2) occupants, including Tenant, in
        the
        Premises;

      

      (viii)   
        Tenant
        shall reimburse Landlord on demand for any reasonable costs, including
        attorneys' fees and disbursements, that may be incurred by Landlord in
        connection with said assignment or sublease;

      

      (ix)    
        The
        character of the business to be conducted in the Premises by the proposed
        assignee or subtenant shall not require any alterations, installations,
        improvements, additions or other physical changes (other than changes to
        signage) to be performed, or made to, any portion of the Building or the
        Real
        Property other than the Premises; and

      

      (x)     
        The
        proposed assignee or subtenant shall not be any entity which is entitled
        to
        diplomatic or sovereign immunity or which is not subject to service of process
        in the State of New York or to the jurisdiction of the courts of the State
        of
        New York and the United States located in New York County.

      

      4.08   
        Any
        consent of Landlord under this Article shall be subject to the terms of this
        Article and conditioned upon there being no default by Tenant, beyond any
        grace
        period, under any of the terms, covenants and conditions of this Lease at
        the
        time that Landlord's consent to any such subletting or assignment is requested
        and on the date of the commencement of the term of any proposed sublease
        or the
        effective date of any proposed assignment. Tenant acknowledges and agrees
        that
        no assignment or subletting shall be effective unless and until Tenant, upon
        receiving any necessary Landlord's written consent (and unless it was
        theretofore delivered to

       

      
        
          
          

        

        
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      Landlord)
        causes a duly executed copy of the sublease or assignment to be delivered
        to
        Landlord within ten (10) days after execution thereof. Any such sublease
        shall
        provide that the sublessee shall comply with all applicable terms and conditions
        of this Lease to be performed by the Tenant hereunder. Any such assignment
        of
        this Lease shall contain an assumption by the assignee of all of the terms,
        covenants and conditions of this Lease to be performed by the
        Tenant.

      

      4.09.   
        A.   
        Anything
        hereinabove contained to the contrary notwithstanding, Landlord’s consent shall
        not be required and Landlord’s right of recapture and/or termination, as
        otherwise provided for in this Article 4, shall not apply in the event of
        an
        assignment of this Lease, or sublease of all or part of the Premises, to
        the
        parent of Tenant or to a wholly-owned subsidiary or affiliate of Tenant or
        of
        said parent of Tenant, provided that the net worth of transferor or sublessor,
        after such transaction, is not less than its net worth as of (a) the
        Commencement Date or (b) the day immediately prior to such transaction,
        whichever is greater, and provided also that Landlord receives prior written
        notice thereof including reasonable supporting documentation regarding all
        of
        the foregoing and finally provided that any such transaction complies with
        the
        other provisions of this Article . 

      

      B.   
        Anything
        hereinabove contained to the contrary notwithstanding, Landlord’s consent shall
        not be required and Landlord’s right of recapture and/or termination, as
        otherwise provided for in this Article 4, shall not apply in the event of
        an
        assignment of this Lease, or sublease of all or part of the Premises, to
        any
        corporation (i) to which substantially all the assets of Tenant are transferred
        or (ii) into which Tenant may be merged or consolidated, provided that the
        net
        worth, experience and reputation of such transferee or of the resulting or
        surviving corporation, as the case may be, is equal to or greater than the
        net
        worth experience and reputation of Tenant and of any guarantor of this Lease
        (if
        applicable) immediately prior to such transfer and provided, also, that any
        such
        transaction complies with the other provisions of this Article.

      

      4.10   
        If
        Landlord shall not have accepted Tenant’s Recapture Offer hereunder and Landlord
        has not elected to terminate this Lease, and Tenant effects any assignment
        or
        subletting (other than pursuant to Section 4.09 above), then Tenant thereafter
        shall pay to Landlord a sum equal to fifty (50%) percent of (a) any rent
        or
        other consideration payable to Tenant by any subtenant (after deducting the
        cost
        of Tenant, if any, in effecting the subletting or assignment, for reasonable
        alteration costs, advertising expenses, brokerage commissions and legal fees)
        which is in excess of the rent allocable to the subleased space which is
        then
        being paid by Tenant to Landlord pursuant to the terms hereof, and (b) any
        other
        profit or gain realized by Tenant (after deducting the cost of Tenant, if
        any,
        in effecting the subletting or assignment, for reasonable alteration costs,
        advertising expenses, brokerage commissions and legal fees not previously
        deducted above) from any such subletting or assignment. The foregoing amounts
        shall be payable to Landlord only if, as and when, the same are received
        by
        Tenant from said assignee or sublessee.

      

      4.11.   
        In
        no event shall Tenant be entitled to make, nor shall Tenant make, any claim,
        and
        Tenant hereby waives any claim, for money damages (nor shall Tenant claim
        any
        money damages by way of set-off, counterclaim or defense) based upon any
        claim
        or assertion by Tenant that Landlord has unreasonably withheld or unreasonably
        delayed its consent or approval to

       

      
        
          
          

        

        
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      a
        proposed assignment or subletting as provided for in sections 4.02 and 4.07
        of
        this Article. Tenant's sole remedy shall be an action or proceeding to enforce
        any such provision, or for specific performance, injunction or declaratory
        judgment.

      

      4.12   
        Notwithstanding
        anything to the contrary herein contained, Tenant shall be permitted to license
        up to twenty five (25%) percent of the Premises for “desk space for uses
        permitted under this Lease only, provided that (i) any such offices or
        workstations do not have separate entrances to the public corridor, (ii)
        Landlord is delivered advance notice of each such licensing including, without
        limitation, the name, address and bank references of each such licensee and
        the
        material terms and conditions of each such license, and (iii) each such license
        otherwise complies with the provisions of this Lease.

      

      ARTICLE
        5 

      

      DEFAULT

      

      5.01   
        Landlord
        may terminate this Lease on five (5) days' notice: (a) if Fixed Annual Rent
        or
        Additional Rent is not paid within five (5) days after written notice from
        Landlord; or (b) if Tenant shall have failed to cure a default in the
        performance of any covenant of this Lease (except the payment of Rent), or
        any
        rule or regulation hereinafter set forth, within fifteen (15) days after
        written
        notice thereof from Landlord, or if default cannot be completely cured in
        such
        time, if Tenant shall not promptly proceed to cure such default within said
        fifteen (15) days, or shall not complete the curing of such default with
        due
        diligence; or (c) when and to the extent permitted by law, if a petition
        in
        bankruptcy shall be filed by or against Tenant or if Tenant shall make a
        general
        assignment for the benefit of creditors, or receive the benefit of any
        insolvency or reorganization act; or (d) if a receiver or trustee is appointed
        for any portion of Tenant's property and such appointment is not vacated
        within
        twenty-five (25) days; or (e) if an execution or attachment shall be issued
        under which the Premises shall be taken or occupied or attempted to be taken
        or
        occupied by anyone other than Tenant; or (f) if the Premises become and remain
        deserted for a period of fifteen (15) days; or (g) if Tenant shall default
        beyond any grace period under any other lease between Tenant and Landlord.
        At
        the expiration of the five (5) day notice period, this Lease and any rights
        of
        renewal or extension thereof shall terminate as completely as if that were
        the
        date originally fixed for the expiration of the Term of this Lease, but Tenant
        shall remain liable as hereinafter provided.

      

      5.02   
        In
        the event that Tenant is in arrears for Fixed Annual Rent or any item of
        Additional Rent, Tenant waives its right, if any, to designate the items
        against
        which payments made by Tenant are to be credited and Landlord may apply any
        payments made by Tenant to any items which Landlord in its sole discretion
        may
        elect irrespective of any designation by Tenant as to the items against which
        any such payment should be credited.

      

      5.03   
        Tenant
        shall not seek to remove and/or consolidate any summary proceeding brought
        by
        Landlord with any action commenced by Tenant in connection with this Lease
        or
        Tenant's use and/or occupancy of the Premises.

       

      
        
          
          

        

        
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      5.04   
        In
        the event of a default by Landlord hereunder, no property or assets of Landlord,
        or any principals, shareholders, officers, directors, partners or members
        of
        Landlord, whether disclosed or undisclosed, other than the Building in which
        the
        Premises are located and the land upon which the Building is situated, 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 and occupancy of the
        Premises.

      

      ARTICLE
        6 

      

      RELETTING,
        ETC.

      

      6.01   
        If
        Landlord shall re-enter the Premises on the default of Tenant, by summary
        proceedings or otherwise: (a) Landlord may re-let the Premises or any part
        thereof, as Tenant's agent, in the name of Landlord, or otherwise, for a
        term
        shorter or longer than the balance of the term of this Lease, and may grant
        concessions or free rent; (b) Tenant shall pay Landlord any deficiency between
        the rent hereby reserved and the net amount of any rents collected by Landlord
        for the remaining term of this Lease, through such re-letting. Such deficiency
        shall become due and payable monthly, as it is determined. Landlord shall
        have
        no obligation to re-let the Premises, and its failure or refusal to do so,
        or
        failure to collect rent on re-letting, shall not affect Tenant's liability
        hereunder. In computing the net amount of rents collected through such
        re-letting, Landlord may deduct all expenses incurred in obtaining possession
        or
        re-letting the Premises, including legal expenses and fees, brokerage fees,
        the
        cost of restoring the Premises to good order, and the cost of all alterations
        and decorations deemed necessary by Landlord to effect re-letting. In no
        event
        shall Tenant be entitled to a credit or repayment for rerental income which
        exceeds the sums payable by Tenant hereunder or which covers a period after
        the
        original term of this Lease; (c) Tenant hereby expressly waives any right
        of
        redemption granted by any present or future law. "Re-enter" and "re-entry"
        as
        used in this Lease are not restricted to their technical legal meaning. In
        the
        event of a breach or threatened breach of any of the covenants or provisions
        hereof, Landlord shall have the right of injunction. Mention herein of any
        particular remedy shall not preclude Landlord from any other available remedy;
        (d) Landlord shall recover as liquidated damages, in addition to accrued
        rent
        and other charges, if Landlord's re-entry is the result of Tenant's bankruptcy,
        insolvency, or reorganization, the full rental for the maximum period allowed
        by
        any act relating to bankruptcy, insolvency or reorganization.

      

      6.02   
        If
        Landlord re-enters the Premises for any cause, or if Tenant abandons the
        Premises, or after the expiration of the term of this Lease, any property
        left
        in the Premises by Tenant shall be deemed to have been abandoned by Tenant,
        and
        Landlord shall have the right to retain or dispose of such property in any
        manner without any obligation to account therefor to Tenant. If Tenant shall
        at
        any time default hereunder, and if Landlord shall institute an action or
        summary
        proceeding against Tenant based upon such default in which Landlord prevails,
        then Tenant will reimburse Landlord for the legal expenses and fees thereby
        incurred by Landlord.

      

      
        
          
          

        

        
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      ARTICLE
        7 

      

      LANDLORD
        MAY CURE DEFAULTS

      

      7.01   
        If
        Tenant shall default in performing any covenant or condition of this Lease
        after
        notice and beyond any applicable cure period, Landlord may perform the same
        for
        the account of Tenant, and if Landlord, in connection therewith, or in
        connection with any default by Tenant, makes any expenditures or incurs any
        obligations for the payment of money, including but not limited to reasonable
        attorney's fees, such sums so paid or obligations incurred shall be deemed
        to be
        Additional Rent hereunder, and shall be paid by Tenant to Landlord within
        fifteen (15) days of rendition of any bill or statement therefor, and if
        Tenant's lease term shall have expired at the time of the making of such
        expenditures or incurring of such obligations, such sums shall be recoverable
        by
        Landlord as damages.

      

       

      ARTICLE
        8 

      

      ALTERATIONS

      

      8.01   
        Tenant
        shall make no alteration, addition or improvement in the Premises, without
        the
        prior written consent of Landlord which consent shall not be unreasonably
        withheld, conditioned or delayed, and then only by contractors or mechanics
        and
        in such manner and time, and with such materials, as reasonably approved
        by
        Landlord. All alterations, additions or improvements to the Premises, including
        air-conditioning equipment and duct work, except movable office furniture
        (including movable partitions) and trade equipment installed at the expense
        of
        Tenant, shall, unless Landlord elects otherwise in writing, become the property
        of Landlord, and shall be surrendered with the Premises, at the expiration
        or
        sooner termination of the term of this Lease. Any such alterations, additions
        and improvements which Landlord shall designate at the time Landlord grants
        its
        consent to the installation of same shall be removed by Tenant and any damage
        repaired, at Tenant's expense, prior to the expiration of this Lease.
        Notwithstanding anything contained herein to the contrary, Tenant shall not
        be
        required to obtain Landlord’s prior written consent or approval for any
        nonstructural, purely decorative, interior improvements to the Premises
        (including painting, carpeting or the installation of wall coverings) provided,
        however that said improvements do not consist of changes or modifications
        to any
        Building plumbing, electrical, air conditioning or other Building wide systems.
        

      

      8.02   
        Anything
        hereinabove to the contrary notwithstanding, Landlord will not unreasonably
        withhold or delay approval of written requests of Tenant to make nonstructural
        interior alterations (which are not purely decorative as described in Article
        8.01 above), additions and improvements (herein referred to as "Alterations")
        in the Premises, provided that such Alterations do not affect utility services
        or plumbing and electrical lines or other systems of the Building and do
        not
        affect and are not visible from any portion of the Building outside of the
        Premises. All Alterations shall be performed in accordance with the following
        conditions:

      

      (i)       
        Prior
        to the commencement of any Alterations costing more than $15,000.00, Tenant
        shall first submit to Landlord for its approval detailed
        dimensioned

       

      
        
          
          

        

        
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      coordinated
        plans and specifications, including layout, architectural, mechanical,
        electrical, plumbing and structural drawings for each proposed Alteration.
        Landlord shall be given, in writing, a good description of all other
        Alterations. 

      

      (ii)      
        All
        Alterations in and to the Premises shall be performed in a good and workmanlike
        manner and in accordance with the Building’s rules and regulations governing
        Tenant Alterations. Prior to the commencement of any such Alterations, Tenant
        shall, at its sole cost and expense, obtain and exhibit to Landlord any
        governmental permit required in connection with such Alterations. In order
        to
        compensate Landlord for its general conditions and the costs incurred by
        Landlord in connection with Tenant’s performance of Alterations in and/or to the
        Premises (including, without limitation, the costs actually incurred by Landlord
        and paid to independent third parties in connection with the coordination
        of
        Alterations which may affect systems or services of the Building or portions
        of
        the Building outside of the Premises), Tenant shall pay to Landlord a fee
        equal
        to five (5%) percent of the cost of such Alterations, however, notwithstanding
        anything contained herein to the contrary, the aforementioned fee shall not
        exceed the sum of $1,500.00 for any such single plan for Alterations. Such
        fee
        shall be paid by Tenant as Additional Rent hereunder within ten (10) days
        following receipt of an invoice therefor. 

      

      (iii)     
        All
        Alterations shall be done in compliance with all other applicable provisions
        of
        this Lease and with all applicable laws, ordinances, directions, rules and
        regulations of governmental authorities having jurisdiction, including, without
        limitation, the Americans with Disabilities Act of 1990 and New York City
        Local
        Law No. 57/87 and similar present or future laws, and regulations issued
        pursuant thereto, and also New York City Local Law No. 76 and similar present
        or
        future laws, and regulations issued pursuant thereto, on abatement, storage,
        transportation and disposal of asbestos and other hazardous materials, which
        work, if required, shall be effected at Tenant's sole cost and expense, by
        contractors and consultants approved by Landlord and in strict compliance
        with
        the aforesaid rules and regulations and with Landlord's rules and regulations
        thereon. Any changes required by Tenant’s p[articular manner of use of the
        Premises (as opposed to general office use) shall be paid for by Tenant.
        

      

      (iv)     
        All
        work shall be performed by duly licensed and insured professionals whose
        presence at the Premises or the Building will not result in any labor unrest,
        dispute, slowdown, strike or disharmony whatsoever by labor rendering or
        scheduled to render services at or within, or delivering goods or materials
        to
        the Building, in which event Tenant shall immediately and permanently cease
        its
        use of the professional(s) whose presence at the Premises or the Building
        was
        the basis for such unrest, slowdown or strike. Notwithstanding anything
        contained herein to the contrary, if the use by Tenant of any contractor,
        subcontractor, vendor, supplier or any other party causes or threatens to
        cause
        or create any work stoppage, picketing, labor disruption, dispute or disharmony
        of any nature whatsoever, Tenant shall immediately discontinue the use of
        such
        party and take such other remedial measures as may be necessary in order
        to
        restore labor harmony.

      

      (v)     
        Tenant
        shall keep the Building and the Premises free and clear of all liens for
        any
        work or material claimed to have been furnished to Tenant or to the Premises.
        

      

      (vi)    
        Prior
        to the commencement of any work by or for Tenant, Tenant shall furnish to
        Landlord certificates evidencing the existence of the following
        insurance:

       

      
        
          
          

        

        
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      (a)   
        Workmen's
        compensation insurance covering all persons employed for such work and with
        respect to whom death or bodily injury claims could be asserted against
        Landlord, Tenant or the Premises.

      

      (b)   
        Broad
        form general liability insurance written on an occurrence basis naming Tenant
        as
        an insured and naming Landlord and its designees as additional insureds,
        with
        limits of not less than $3,000,000 combined single limit for personal injury
        in
        any one occurrence, and with limits of not less than $500,000 for property
        damage (the foregoing limits may be revised from time to time by Landlord
        to
        such higher limits as Landlord from time to time reasonably requires). Tenant,
        at its sole cost and expense, shall cause all such insurance to be maintained
        at
        all time when the work to be performed for or by Tenant is in progress. All
        such
        insurance shall be obtained from a company authorized to do business in New
        York
        and shall provide that it cannot be canceled without thirty (30) days prior
        written notice to Landlord. All polices, or certificates therefor, issued
        by the
        insurer and bearing notations evidencing the payment of premiums, shall be
        delivered to Landlord. Blanket coverage shall be acceptable, provided that
        coverage meeting the requirements of this paragraph is assigned to Tenant's
        location at the Premises.

      

      (vii)     
        In
        granting its consent to any Alteration, Landlord may impose such conditions
        as
        to guarantee of completion (including, without limitation, requiring Tenant
        to
        temporarily post additional security or a bond to insure the completion of
        such
        Alterations, payment, restoration or otherwise), as Landlord may reasonably
        require. 

      

      (viii)    
        All
        work to be performed by Tenant shall be done in a manner which will not
        interfere with or disturb other tenants and occupants of the
        Building.

      

      (xi)     
        The
        review and/or approval by Landlord, its agents, consultants and/or contractors,
        of any Alteration or of plans and specifications therefor and the coordination
        of such Alteration work with the Building, as described in part above, are
        solely for the benefit of Landlord, and neither Landlord nor any of its agents,
        consultants or contractors shall have any duty toward Tenant; nor shall Landlord
        or any of its agents, consultants and/or contractors be deemed to have made
        any
        representation or warranty to Tenant, or have any liability, with respect
        to the
        safety, adequacy, correctness, efficiency or compliance with laws of any
        plans
        and specifications, Alterations or any other matter relating thereto.

      

      (x)      
        Promptly
        following the substantial completion of any Alterations, Tenant shall submit
        to
        Landlord: (a) one (1) sepia and one (1) copy on floppy disk (using a current
        version of Autocad or such other similar software as is then commonly in
        use) of
        final, “as-built” plans for the Premises showing all such Alterations and
        demonstrating that such Alterations were performed substantially in accordance
        with plans and specifications first approved by Landlord and (b) an itemization
        of Tenant’s total construction costs, detailed by contractor, subcontractors,
        vendors and materialmen; bills, receipts, lien waivers and releases from
        all
        contractors, subcontractors, vendors and materialmen; architects' and Tenant's
        certification of completion, payment and acceptance, and all governmental
        approvals and confirmations of completion for such Alterations.

      

      
        
          
          

        

        
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      ARTICLE
        9 

      

      LIENS

      

      9.01   
        Prior
        to commencement of its work in the Premises, Tenant shall obtain and deliver
        to
        Landlord a written letter of authorization, in form satisfactory to Landlord's
        counsel, signed by all architects, engineers and designers to become involved
        in
        such work, which shall confirm that any of their drawings or plans are to
        be
        removed from any filing with governmental authorities on request of Landlord,
        in
        the event that said architect, engineer or designer thereafter no longer
        is
        providing services with respect to the Premises. With respect to contractors,
        subcontractors, materialmen and laborers, and architects, engineers and
        designers, for all work or materials to be furnished to Tenant at the Premises,
        Tenant agrees to obtain and deliver to Landlord written and unconditional
        waiver
        of mechanics liens upon the Premises or the Building after payments to the
        contractors, etc., subject to any then applicable provisions of the Lien
        Law.
        Notwithstanding the foregoing, Tenant at its expense shall cause any lien
        filed
        against the Premises or the Building, for work or materials claimed to have
        been
        furnished to Tenant, to be discharged of record within ten (10) days after
        notice thereof.

      

      

      ARTICLE
        10 

      

      REPAIRS

      

      10.01  
        Tenant
        shall take good care of the Premises and the fixtures and appurtenances therein,
        and shall make all non-structural repairs necessary to keep them in good
        working
        order and condition, and all structural repairs when those are necessitated
        by
        the act, omission, carelessness, improper conduct or negligence of Tenant
        or its
        agents, employees, invitees or contractors, subject to the provisions of
        Article
        11 hereof. During the term of this Lease, Tenant may have the use of any
        air-conditioning equipment servicing the Premises, subject to the provisions
        of
        Article 35 of this Lease, and shall reimburse Landlord, in accordance with
        Article 41 of this Lease, for electricity consumed by the equipment. The
        exterior walls and roofs of the Building, the mechanical rooms, service closets,
        shafts, areas above any hung ceiling and the windows and the portions of
        all
        window sills outside same are not part of the Premises demised by this Lease,
        and Landlord hereby reserves all rights to such parts of the Building. Tenant
        shall not paint, alter, drill into or otherwise change the appearance of
        the
        windows including, without limitation, the sills, jambs, frames, sashes,
        and
        meeting rails.

      

      10.02   
        Landlord
        shall maintain and repair the structural portions of the Building and all
        Building systems and equipment up to the point of entry to the Premises,
        at its
        cost and expense, except where the need for such maintenance or repairs is
        caused by the negligence or willful misconduct of Tenant, its members, partners,
        directors, officers, employees, representatives, servants, invitees, permitted
        subtenant or permitted licensees, in which event such maintenance and repair
        shall be performed at Tenant’s cost and expense, payable as additional rent
        hereunder.

       

      
        
          
          

        

        
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      ARTICLE
        11 

      

      FIRE
        OR OTHER CASUALTY

      

      11.01   
        Damage
        by fire or other casualty to the Building and to the core and shell of the
        Premises (excluding the tenant improvements and betterments and Tenant's
        personal property) shall be repaired with due diligence at the expense of
        Landlord (“Landlord’s
        Restoration Work”),
        but without prejudice to the rights of subrogation, if any, of Landlord's
        insurer to the extent not waived herein. Landlord shall not be required to
        repair or restore any of Tenant's property or any alteration, installation
        or
        leasehold improvement made by Tenant in and/or to the Premises. If, as a
        result
        of such damage to the Building or to the core and shell of the Premises,
        the
        Premises are rendered untenantable, the Rent shall abate in proportion to
        the
        portion of the Premises not usable by Tenant from the date of such fire or
        other
        casualty until Landlord’s Restoration Work is substantially completed. Landlord
        shall not be liable to Tenant for any delay in performing Landlord’s Restoration
        Work, for so long as Landlord proceeds in a diligently and in a commercially
        reasonable manner Tenant's sole remedy being the right to an abatement of
        Rent,
        as provided above. Tenant shall cooperate with Landlord in connection with
        the
        performance by Landlord of Landlord’s Restoration Work. If the Premises are
        rendered wholly untenantable by fire or other casualty and if Landlord shall
        decide not to restore the Premises, or if the Building shall be so damaged
        that
        Landlord shall decide to demolish it or not to rebuild it (whether or not
        the
        Premises have been damaged), Landlord may within ninety (90) days after such
        fire or other cause give written notice to Tenant of its election that the
        term
        of this Lease shall automatically expire no less than ten (10) days after
        such
        notice is given. Notwithstanding the foregoing, each party shall look first
        to
        any insurance in its favor before making any claim against the other party
        for
        recovery for loss or damage resulting from fire or other casualty, and to
        the
        extent that such insurance is in force and collectible and to the extent
        permitted by law, Landlord and Tenant each hereby releases and waives all
        right
        of recovery against the other or any one claiming through or under each of
        them
        by way of subrogation or otherwise. The foregoing release and waiver shall
        be in
        force only if both releasors' insurance policies contain a clause providing
        that
        such a release or waiver shall not invalidate the insurance and also, provided
        that such a policy can be obtained without additional premiums. Tenant hereby
        expressly waives the provisions of Section 227 of the Real Property Law and
        agrees that the foregoing provisions of this Article shall govern and control
        in
        lieu thereof.

      

      11.02   
        In
        the event that the Premises has been damaged or destroyed and this Lease
        has not
        been terminated in accordance with the provisions of this Article, Tenant
        shall
        (i) cooperate with Landlord in the restoration of the Premises and shall
        remove
        from the Premises as promptly as reasonably possible all of Tenant's salvageable
        inventory, movable equipment, furniture and other property and (ii) repair
        the
        damage to the tenant improvements and betterments and Tenant’s personal property
        and restore the Premises within one hundred eighty (180) days following the
        date
        upon which the core and shell of the Premises shall have been substantially
        repaired by Landlord.

      

      11.03.   
        In the event that the Premises and/or access thereto are rendered substantially
        untenantable or unusable, as the case may be, due to fire or other casualty
        during the last year of the Term of this Lease and/or Landlord has not restored
        or repaired the Premises or

       

      
        
          
          

        

        
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      access
        thereto, as the case may be, within one hundred and eighty (180) days after
        such
        fire or casualty then, and in such event, Tenant may elect to cancel this
        Lease
        upon written notice to Landlord within thirty (30) days after the end of
        such
        one hundred and eighty (180) day period and the term of this Lease shall
        expire
        on the date set forth therein which shall be not less than ten (10) days
        after
        the date such notice is given (the "Cancellation Date") provided that Tenant
        surrenders to Landlord possession of the Premises on or before the Cancellation
        Date.

      

      

      ARTICLE
        12 

      

      END
        OF TERM

      

      12.01   
        Tenant
        shall surrender the Premises to Landlord at the expiration or sooner termination
        of this Lease in good order and condition, except for reasonable wear and
        tear
        and damage by fire or other casualty, and Tenant shall remove all of its
        property. Tenant agrees it shall indemnify and save Landlord harmless against
        all costs, claims, loss or liability resulting from delay by Tenant in so
        surrendering the Premises, including, without limitation, any claims made
        by any
        succeeding tenant founded on such delay. The parties recognize and agree
        that
        the damage to Landlord resulting from any failure by Tenant timely to surrender
        the Premises will be substantial, will exceed the amount of monthly Rent
        theretofore payable hereunder, and will be impossible of accurate measurement.
        Tenant therefore agrees that if possession of the Premises is not surrendered
        to
        Landlord within one (1) day after the date of the expiration or sooner
        termination of the Term of this Lease, then Tenant will pay Landlord as
        liquidated damages for each month and for each portion of any month during
        which
        Tenant holds over in the Premises after expiration or termination of the
        Term of
        this Lease, a sum equal to two (2) times the average Rent and Additional
        Rent
        which was payable per month under this Lease during the last six months of
        the
        Term thereof. The aforesaid obligations shall survive the expiration or sooner
        termination of the Term of this Lease. At any time during the Term of this
        Lease, Landlord may exhibit the Premises to prospective purchasers or mortgagees
        of Landlord's interest therein. During the last year of the term of this
        Lease,
        Landlord may exhibit the Premises to prospective tenants.

      

      

      ARTICLE
        13 

      

      SUBORDINATION
        AND ESTOPPEL, ETC.

      

      13.01   
        This
        Lease is and shall be subject and subordinate to all present and future ground
        leases, underlying leases and to all subleases of the entire premises demised
        by
        that certain ground lease (hereinafter referred to as the “Mesne Lease”) dated
        December 30, 1957 and recorded in the office of the Register of the City
        of New
        York in the County of New York on December 31, 1957, in Liber 5024 of
        Conveyances, Page 430 of which the premises hereby demised form a part (the
        Mesne Lease and any or all present and future ground leases underlying leases
        and subleases of the entire premises demised by the Mesne Lease are hereunder
        referred to as the "ground leases" and the lessors and lessees thereunder
        are
        hereinafter referred to respectively as the "ground lessors" and "ground
        lessees" ) and to all renewals, modifications,

       

      
        
          
          

        

        
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      replacements
        and extensions of the ground leases, and to all present and future mortgages
        affecting such ground leases (such mortgages are hereinafter referred to
        as the
        "mortgages" and the mortgagees thereunder are hereinafter referred to as
        the
        "the mortgagees") including, without limitation, that certain Amended and
        Restated Indenture of Leasehold Mortgage, Security Agreement, Financing
        Statement, Fixture Filing and Assignment of Leases, Rents and Security Deposits,
        dated as of May 21, 1999 by and between SLG Graybar Mesne Lease LLC and SLG
        Graybar Sublease LLC, as mortgagor, and German American Capital Corporation,
        as
        mortgagee, and to all renewals, modifications, replacements and extensions
        of
        the mortgages.

      

      13.02   
        Notwithstanding
        the subordination of this Lease to all ground leases and mortgages, this
        Lease
        shall not terminate or be terminable by Tenant by reason of the expiration
        or
        earlier termination or cancellation of any ground lease in accordance with
        its
        terms or by reason of the foreclosures of any mortgage, except that this
        lease
        may be terminated if Tenant is named as a party and served with process in
        a
        summary or other proceeding brought by the lessor under the Mesne Lease
        (hereinafter referred to as the "Mesne Lessor") for the possession of the
        premises demised by the Mesne Lease or the space occupied by Tenant, or in
        such
        proceeding brought with the written consent of the Mesne Lessor delivered
        to
        Tenant, and a final order or judgment is entered, and a warrant for possession
        of such space issued and executed against the defendants or respondents in
        such
        proceedings.

      

      13.03   
        Tenant
        agrees that if this Lease terminates, expires or is canceled for any reason
        or
        by any means whatsoever (other than by a summary or other proceeding brought
        by
        the Mesne Lessor or with the Mesne Lessor's written consent delivered to
        Tenant,
        in which summary or other proceeding Tenant is made a party and in which
        a final
        order or judgment is entered and warrant for possession is issued and executed
        against Tenant) and Mesne Lessor or a ground lessor so elects by written
        notice
        to Tenant, this lease shall automatically be reinstated for the balance of
        the
        term which would have remained but for such termination, expiration or
        cancellation, at the same rental, and upon the same agreements, covenants,
        conditions, restrictions and provisions herein contained, with the same rental,
        and upon the same agreements, covenants, conditions, restrictions and provisions
        herein contained, with the same force and effect as if no such termination,
        expiration or cancellation had taken place. Tenant covenants to execute and
        deliver any instrument required to confirm the validity of the foregoing.
        Anything herein contained to the contrary notwithstanding, this lease shall
        not
        be deemed to be automatically reinstated as aforesaid, nor shall Tenant be
        obligated to execute and deliver any instrument confirming such reinstatement,
        if Tenant has delivered to the Mesne Lessor and any ground lessor so electing
        a
        notice that in Tenant's option this lease has so terminated, expired or been
        canceled, and neither the Mesne Lessor nor such other ground lessor has,
        within
        thirty (30) days after receipt of such notice from Tenant, delivered notice
        to
        Tenant of its election automatically to reinstate this lease.

      

      13.04   
        Tenant
        hereby consents to any and all assignment of Landlord's interest in this
        Lease
        to any ground lessor or mortgagee as collateral security for the payment
        of the
        ground rent or monies due under any mortgage. Tenant agrees to attorn to
        and pay
        rent to any such ground lessor's or mortgagee in accordance with the provisions
        of any such assignment.

      

      13.05   
        Tenant
        agrees that no act, or failure to act, on the part of Landlord, which would
        entitle Tenant under the terms of this Lease, or by law to be relieved of
        Tenant's obligations

       

      
        
          
          

        

        
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      hereunder
        or to terminate this lease, shall result in a release or termination of such
        obligations or termination of this lease unless (i) Tenant shall have first
        given written notice of Landlord's act or failure to act to the ground lessors
        under all then existing ground leases of which Tenant has been given prior
        written notice, to all then existing mortgagees who have requested such notice
        from Tenant, and to Midland Loan Services, Inc., as mortgagee, at (i) 10851
        Mastin, Overland Park, Kansas 66210, Attn.: Philip Frost, Vice
        President/Portfolio Management, specifying the act or failure to act on the
        part
        of Landlord which could or would give basis to Tenant's rights and (ii) the
        ground lessors and such mortgagees, after receipt of such notice, have failed
        or
        refused to correct or cure the condition complained of within a reasonable
        time
        thereafter but nothing herein contained shall be deemed to impose any obligation
        on any ground lessor or such mortgagee to correct or cure any such
        condition.

      

      13.06   
        This
        Lease may not be modified or amended so as to reduce the rent, shorten the
        term,
        or otherwise materially affect the rights of Landlord hereunder, or be canceled
        or surrendered except as provided in Section 13.05 this Article without the
        prior written consent in each instance of the ground lessors and of any
        mortgagees whose mortgages shall require such consent. Any such modification,
        agreement, cancellation or surrender made without such prior written consent
        shall be null and void.

      

      13.07   
        From
        time to time, Tenant, on at least ten (10) days' prior written request by
        Landlord, shall deliver to Landlord a statement in writing certifying that
        this
        Lease is unmodified and in full force and effect (or if there shall have
        been
        modifications, that the same is in full force and effect as modified and
        stating
        the modifications) and the dates to which the Rent and other charges have
        been
        paid and stating whether or not Landlord is in default in performance of
        any
        covenant, agreement or condition contained in this Lease and, if so, specifying
        each such default. In the event that Tenant shall fail to execute and deliver
        any such instrument within ten (10) days after written request is made therefor,
        Landlord shall deliver an additional copy (marked “Second Notice”) thereof to
        Tenant. In the event that Tenant, after the second notice, shall thereafter
        fail
        to either (i) execute and deliver any such instrument within ten (10) days
        after
        written request is made therefor or (ii) furnish within ten (10) days after
        written request is made therefor, a bonafide written dispute of the contents
        of
        such instrument, containing proposed remediation language; thereafter failure
        to
        execute any revised subordination within ten (10) days of receipt of written
        request is made therefor, then hereby irrevocably constitutes and appoints
        Landlord as Tenant's attorney-in-fact to execute, acknowledge and deliver
        any
        such statements or certificates for and on behalf of Tenant.

       

      ARTICLE
        14 

      

      CONDEMNATION

      

      14.01   
        If
        the whole or any substantial part of the Premises shall be condemned by eminent
        domain or acquired by private purchase in lieu thereof, for any public or
        quasi-public purpose, this Lease shall terminate on the date of the vesting
        of
        title through such proceeding or purchase, and Tenant shall have no claim
        against Landlord for the value of any unexpired portion of the Term of this
        Lease, nor shall Tenant be entitled to any part of the condemnation award
        or
        private purchase price. If less than a substantial part of the Premises is
        condemned, this Lease shall not terminate, but Rent shall abate in proportion
        to
        the portion of the Premises condemned.

      

      
        
          
          

        

        
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      ARTICLE
        15 

       

      REQUIREMENTS
        OF LAW

      

      15.01   
        Tenant
        at its expense shall comply with all laws, orders and regulations of any
        governmental authority having or asserting jurisdiction over the Premises,
        which
        shall impose any violation, order or duty upon Landlord or Tenant as a result
        of
        Tenant’s particular manner of use or occupancy of the Premises, including,
        without limitation, compliance in the Premises with all City, State and Federal
        laws, rules and regulations on the disabled or handicapped, on fire safety
        and
        on hazardous materials. The foregoing shall not require Tenant to do structural
        work to the Building. Notwithstanding the foregoing, Landlord shall be
        responsible for the cost of curing any violation of law in the Premises,
        existing as a matter of public record as of the commencement of the Term
        of this
        Lease or for which Landlord has had actual knowledge of as of the commencement
        of the term of this Lease. 

      

      15.02   
        Tenant
        shall require every person engaged by him to clean any window in the Premises
        from the outside, to use the equipment and safety devices required by Section
        202 of the Labor Law and the rules of any governmental authority having or
        asserting jurisdiction.

      

      15.03   
        Tenant
        at its expense shall comply with all requirements of the New York Board of
        Fire
        Underwriters, or any other similar body affecting the Premises, and shall
        not
        use the Premises in a manner which shall increase the rate of fire insurance
        of
        Landlord or of any other tenant, over that in effect prior to this Lease.
        If
        Tenant's use of the Premises increases the fire insurance rate, Tenant shall
        reimburse Landlord for all such increased costs. That the Premises are being
        used for the purpose set forth in Article 1 hereof shall not relieve Tenant
        from
        the foregoing duties, obligations and expenses.

      

      

      ARTICLE
        16 

      

      CERTIFICATE
        OF OCCUPANCY

      

      16.01   
        Tenant
        will at no time use or occupy the Premises in violation of the certificate
        of
        occupancy issued for the Building. The statement in this Lease of the nature
        of
        the business to be conducted by Tenant shall not be deemed to constitute
        a
        representation or guaranty by Landlord that such use is lawful or permissible
        in
        the Premises under the certificate of occupancy for the Building.

      

      
        
          
          

        

        
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      ARTICLE
        17 

      

      POSSESSION

      

      17.01   
        If
        Landlord shall be unable to give possession of the Premises on the Commencement
        Date in the condition required by this Lease, because of the retention of
        possession of any occupant thereof, alteration or construction work, or for
        any
        other reason, Landlord shall not be subject to any liability for such failure.
        In such event, this Lease shall stay in full force and effect, without extension
        of its Term. However, the Rent hereunder shall not commence until the Premises
        are available for occupancy by Tenant in the condition required by this Lease,
        as provided in Article 22 of the Lease. If delay in possession is due to
        work,
        changes or decorations being made by or for Tenant other than Landlord’s Work,
        or is otherwise caused by Tenant, there shall be no rent abatement and the
        Rent
        shall commence on the date specified in this Lease. If permission is given
        to
        Tenant to occupy the Premises or other Premises prior to the date specified
        as
        the commencement of the Term, such occupancy shall be deemed to be pursuant
        to
        the terms of this Lease, except that the parties shall separately agree as
        to
        the obligation of Tenant to pay Rent for such occupancy. The provisions of
        this
        Article are intended to constitute an "express provision to the contrary"
        within
        the meaning of Section 223(a), New York Real Property Law.

      

      

      

      ARTICLE
        18 

      

      QUIET
        ENJOYMENT

      

      18.01   
        Landlord
        covenants that if Tenant pays the Rent and performs all of Tenant's other
        obligations under this Lease, Tenant may peaceably and quietly enjoy the
        Premises, subject to the terms, covenants and conditions of this Lease and
        to
        the ground leases, underlying leases and mortgages hereinbefore
        mentioned.

      

      

      ARTICLE
        19 

      

      RIGHT
        OF ENTRY

      

      19.01   
        Tenant
        shall permit Landlord to erect, construct and maintain pipes, conduits and
        shafts in and through the Premises provided that they are concealed, erected
        along perimeter walls wherever possible and are installed in a manner which
        does
        not interfere with Tenant's use of the Premises. Landlord or its agents shall
        have the right to enter or pass through the Premises upon reasonable oral
        notice
        to Tenant at reasonable times and by reasonable force in the event of an
        Emergency Situation without notice to Tenant, by master key and, in the event
        of
        an emergency, by reasonable force or otherwise, to examine the same, and
        to make
        such repairs, alterations or additions as it may deem necessary or desirable
        to
        the Premises or the Building, and to take all material into and upon the
        Premises that may be required therefor. Landlord shall use reasonable efforts
        to
        minimize interference with Tenant’s normal business activities within the
        premises provided, however, that Tenant acknowledges and agrees that all
        work
        shall be performed on normal business days during normal business hours.
        Notwithstanding the foregoing, in the event that Tenant requests that Landlord
        make such repairs, alterations or additions during times other than ordinary
        business hours, and such labor is then available, Tenant shall be responsible
        for the cost of such overtime or premium labor charges as the case may be.
        Such
        entry and work shall not

       

      
        
          
          

        

        
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      constitute
        an eviction of Tenant in whole or in part, shall not be grounds for any
        abatement of rent, and shall impose no liability on Landlord by reason of
        inconvenience or injury to Tenant's business. Landlord shall have the right
        at
        any time, without the same constituting an actual or constructive eviction,
        and
        without incurring any liability to Tenant, to change the arrangement and/or
        location of entrances or passageways, windows, corridors, elevators, stairs,
        toilets, or other public parts of the Building, and to change the designation
        of
        rooms and suites and the name or number by which the Building is
        known.

      

       

      ARTICLE
        20 

      

      INDEMNITY

      

      20.01   
        Tenant
        shall indemnify, defend and save Landlord harmless from and against any
        liability or expense arising from the use or occupation of the Premises by
        Tenant, or anyone on the Premises with Tenant's permission, or from any breach
        of this Lease.

      

      

      ARTICLE
        21 

      

      LANDLORD'S
        LIABILITY, ETC.

      

      21.01   
        This
        Lease and the obligations of Tenant hereunder shall not in any way be affected
        because Landlord is unable to fulfill any of its obligations or to supply
        any
        service, by reason of strike or other cause not within Landlord's control.
        Landlord shall have the right, without incurring any liability to Tenant,
        to
        stop any service because of accident or emergency, or for repairs, alterations
        or improvements, necessary or desirable in the judgment of Landlord, until
        such
        repairs, alterations or improvements shall have been completed. Landlord
        shall
        not be liable to Tenant or anyone else, for any loss or damage to person,
        property or business; nor shall Landlord be liable for any latent defect
        in the
        Premises or the Building. Neither
        the partners, entities or individuals comprising the Landlord, nor the agents,
        directors, or officers or employees of any of the foregoing shall be liable
        for
        the performance of the Landlord's obligations hereunder. Tenant
        agrees to look solely to Landlord's estate and interest in the land and
        Building, or the lease of the Building or of the land and Building, and the
        Premises, for the satisfaction of any right or remedy of Tenant for the
        collection of a judgement (or other judicial process) requiring the payment
        of
        money by Landlord, and in the event of any liability by Landlord, and no
        other
        property or assets of Landlord or of any of the aforementioned parties 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 and occupancy of the Premises
        or
        any other liability of Landlord to Tenant.

      

      
        
          
          

        

        
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      ARTICLE
        22 

      

      CONDITION
        OF PREMISES

      

      22.01   
        The
        parties acknowledge that Tenant has inspected the Premises and the Building
        and
        is fully familiar with the physical condition thereof and Tenant agrees to
        accept the Premises at the commencement of the Term in its then “as is”
        condition. Tenant acknowledges and agrees that Landlord shall have no obligation
        to do any work in or to the Premises in order to make it suitable and ready
        for
        occupancy and use by Tenant, except to the extent expressly provided for
        in this
        Article 22.

      

      22.02   
        Prior
        to the commencement of the Term of this Lease, Landlord
        shall, at Landlord’s cost and expense, perform the work set forth on the
        schedule annexed hereto as Exhibit C in a building standard manner using
        building standard materials (“Landlord’s
        Work”).
        Landlord, or Landlord’s designated, wholly owned affiliate Emerald City
        Construction Corp., shall perform Landlord’s Work with reasonable dispatch,
        subject to delay by causes beyond its control or by the action or inaction
        of
        Tenant. Tenant acknowledges and agrees that the performance of Landlord’s Work
        is expressly conditioned upon compliance by Tenant with all the terms and
        conditions of this Lease, including payment of Rent.

      

      22.03   
        Any
        changes in or additions to Landlord’s Work which shall be consented to by
        Landlord, and further changes in or additions to the Premises requested by
        Tenant after said Work has been completed which shall be so consented to
        and
        made by Landlord, or its agents, but shall be paid for by Tenant promptly
        when
        billed at cost plus 1 1/4% for insurance, 5% for overhead and 5% for general
        conditions, and in the event of the failure of Tenant so to pay for said
        changes
        or additions, Landlord at its option may consider the cost thereof, plus
        the
        above percentages,
        as Additional Rent payable by Tenant and collectible as such hereunder, as
        part
        of the rent for the next ensuing months.

      

      22.04   
        If
        Landlord's Work is not substantially completed by the Commencement Date and
        is
        delayed by acts, omissions or changes made or requested by Tenant, its agents,
        designers, architects or any other party acting or apparently acting on Tenant’s
        behalf, then Tenant shall pay as hereinbefore provided rent and additional
        rent
        on a per diem basis for each day of delay of Landlord's substantial completion
        caused by Tenant or any of the aforementioned parties.

      

      22.05   
        Landlord's
        Work shall be deemed to be substantially completed notwithstanding that (i)
        minor or non-material details of construction, mechanical adjustment or
        decoration remain to be performed, provided that said "Punch List Items"
        shall
        be completed by Landlord within a reasonable time thereafter or (ii) a portion
        of Landlord's Work is incomplete because construction scheduling requires
        that
        such work be done after incomplete finishing or after other work to be done
        by
        Tenant or Tenant’s agent, employee, servant or contractor is completed.
        Notwithstanding anything contained herein to the contrary, Landlord and Tenant
        acknowledge and agree that Landlord shall complete any Punch List items during
        normal business on normal business days, in connection with which Landlord
        acknowledges that Tenant may be conducting business in the Premises for the
        uses
        permitted under this Lease during such time(s). Accordingly, Landlord agrees
        that Landlord shall use commercially reasonable efforts to minimize interference
        with Tenant’s permitted use of the Premises and to compartmentalize the portion
        of the Premises in which Landlord performs work on Punch List Items in order
        to
        minimize the escape of debris therefrom and Tenant shall reasonably cooperate
        with Landlord by covering and/or temporarily relocating Tenant’s personnel,
        furniture and/or office equipment within the Premises.

       

      
        
          
          

        

        
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      Furthermore,
        in
        the event that Tenant requests that Landlord complete such Punch List Items
        during times other than ordinary business hours, and such labor is then
        available, Tenant shall be responsible for the cost of such overtime or premium
        labor charges as the case may be. Such entry and work shall not constitute
        an
        eviction of Tenant in whole or in part, shall not be grounds for any abatement
        of rent, and shall impose no liability on Landlord by reason of inconvenience
        or
        injury to Tenant's business.  

      

      

      ARTICLE
        23 

      

      CLEANING

      

      23.01   
        Landlord
        shall cause the Premises to be kept clean in accordance with Landlord's
        customary standards for the Building, provided they are kept in order by
        Tenant.
        Landlord, its cleaning contractor and their employees shall have after-hours
        access to the Premises and the use of Tenant's light, power and water in
        the
        Premises as may be reasonably required for the purpose of cleaning the Premises.
        Landlord may remove Tenant's extraordinary refuse from the Building and Tenant
        shall pay the cost thereof.

      

      23.02   
        Tenant
        acknowledges that Landlord has designated a cleaning contractor for the
        Building. Tenant agrees to employ said cleaning contractor or such other
        contractor as Landlord shall from time to time designate (the “Building
        Cleaning Contractor”)
        to perform all cleaning services required under the Lease to be performed
        by
        Tenant within the Premises and for any other waxing, polishing, and other
        cleaning and maintenance work of the Premises and Tenant's furniture, fixtures
        and equipment (collectively, “Tenant
        Cleaning Services”)
        provided that the prices charged by said contractor are comparable to the
        prices
        customarily charged by other reputable cleaning contractors employing union
        labor in midtown Manhattan for the same level and quality of service. Tenant
        acknowledges that it has been advised that the cleaning contractor for the
        Building may be a division or affiliate of Landlord. Tenant agrees that it
        shall
        not employ any other cleaning and maintenance contractor, nor any individual,
        firm or organization for such purpose, without Landlord's prior written consent.
        In the event that Landlord and Tenant cannot agree on whether the prices
        then
        being charged by the Building Cleaning Contractor for such cleaning services
        are
        comparable to those charged by other reputable contractors as herein provided,
        then Landlord and Tenant shall each obtain two (2) bona fide bids for such
        services from reputable cleaning contractors performing such services in
        comparable buildings in midtown Manhattan
        employing union labor, and the average of the four bids thus obtained shall
        be
        the standard of comparison. In the event that the Building Cleaning Contractor
        does not agree to perform such cleaning services for Tenant at such average
        price, Landlord shall not unreasonably withhold its consent to the performance
        of Tenant Cleaning Services by a reputable cleaning contractor designated
        by
        Tenant employing union labor with the proper jurisdictional qualifications
        provided, however, that, without limitation, Landlord's experience with such
        contractor or any criminal proceedings pending or previously filed against
        such
        contractor may form a basis upon which Landlord may withhold or withdraw
        its
        consent.

      

      
        
          
          

        

        
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      ARTICLE
        24 

      

      JURY
        WAIVER

      

      24.01   
        Landlord
        and Tenant hereby waive trial by jury in any action, proceeding or counterclaim
        involving any matter 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 or involving the right to any statutory relief or remedy. Tenant
        will
        not interpose any counterclaim of any nature in any summary proceeding except
        for mandatory or compulsory counterclaims.

      

      

      ARTICLE
        25 

      

      NO
        WAIVER, ETC.

      

      25.01   
        No
        act or omission of Landlord or its agents shall constitute an actual or
        constructive eviction, unless Landlord shall have first received written
        notice
        of Tenant's claim and shall have had a reasonable opportunity to meet such
        claim. In the event that any payment herein provided for by Tenant to Landlord
        shall become overdue for a period in excess of ten (10) days, then at Landlord's
        option a "late charge" shall become due and payable to Landlord, as Additional
        Rent, from the date it was due until payment is made, at the following rates:
        for individual and partnership lessees, said late charge shall be computed
        at
        the maximum legal rate of interest; for corporate or governmental entity
        lessees
        the late charge shall be computed at two percent per month unless there is
        an
        applicable maximum legal rate of interest which then shall be used. No act
        or
        omission of Landlord or its agents shall constitute an acceptance of a surrender
        of the Premises, except a writing signed by Landlord. The delivery or acceptance
        of keys to Landlord or its agents shall not constitute a termination of this
        Lease or a surrender of the Premises. Acceptance by Landlord of less than
        the
        Rent herein provided shall at Landlord's option be deemed on account of earliest
        Rent remaining unpaid. No endorsement on any check, or letter accompanying
        Rent,
        shall be deemed an accord and satisfaction, and such check may be cashed
        without
        prejudice to Landlord. No waiver of any provision of this Lease shall be
        effective, unless such waiver be in writing signed by the party to be charged.
        In no event shall Tenant be entitled to make, nor shall Tenant make any claim,
        and Tenant hereby waives any claim for money damages (nor shall Tenant claim
        any
        money damages by way of set-off, counterclaim or defense) based upon any
        claim
        or assertion by Tenant that Landlord had unreasonably withheld, delayed or
        conditioned its consent or approval to any request by Tenant made under a
        provision of this Lease. Tenant's sole remedy shall be an action or proceeding
        to enforce any such provision, or for specific performance or declaratory
        judgment. Tenant shall comply with the rules and regulations contained in
        this
        Lease, and any reasonable modifications thereof or additions thereto. Landlord
        shall not be liable to Tenant for the violation of such rules and regulations
        by
        any other tenant. Failure of Landlord to enforce any provision of this Lease,
        or
        any rule or regulation, shall not be construed as the waiver of any subsequent
        violation of a provision of this Lease, or any rule or regulation. Landlord
        agrees to enforce all Rules and Regulations in a uniform and non-discriminatory
        manner. This Lease shall not be affected by nor shall Landlord in any way
        be
        liable for the closing, darkening or bricking up of windows in the Premises,
        for
        any reason, including as

       

      
        
          
          

        

        
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      the
        result of construction on any property of which the Premises are not a part
        or
        by Landlord's own acts.

      

      

      ARTICLE
        26 

      

      OCCUPANCY
        AND USE BY TENANT

      

      26.01   
        If
        this Lease is terminated because of Tenant’s default hereunder, then, in
        addition to Landlord's rights of re-entry, restoration, preparation for and
        rerental, and anything elsewhere in this Lease to the contrary notwithstanding,
        all Rent and Additional Rent reserved in this Lease from the date of such
        breach
        to the expiration date of this Lease shall become immediately due and payable
        to
        Landlord and Landlord shall retain its right to judgment on and collection
        of
        Tenant's aforesaid obligation to make a single payment to Landlord of a sum
        equal to (i) the amount by which (x) the Fixed Annual Rent and Additional
        Rent
        payable hereunder for the period to the Expiration Date from the date of
        such
        breach, exceeds (y) the then fair and reasonable rental value of the Premises
        for the same period, both discounted at the prime rate of interest charged
        by
        Chase Manhattan Bank, New York, (or the successor thereto) on the date of
        such
        breach to present worth, and (ii) all reasonable out-of-pocket expenses of
        Landlord in obtaining possession of, and in effecting the reletting of the
        Premises including, without limitation, alteration costs, commissions,
        concessions and legal fees. In no event shall Tenant be entitled to a credit
        or
        repayment for rerental income which exceeds the sums payable by Tenant hereunder
        or which covers a period after the original Term of this Lease.

      

      ARTICLE
        27 

      

      NOTICES

      

      27.01   
        Any
        bill from Landlord to Tenant, may be delivered personally at the Premises
        or
        sent by regular mail or by any nationally recognized overnight delivery service
        and addressed to Tenant at the Premises or if prior to the commencement of
        the
        Term of this Lease at the address first set forth herein. Any notice or demand
        from Landlord to Tenant, shall be delivered personally at the Premises with
        a
        copy sent by registered or certified mail or by any nationally recognized
        overnight delivery service and addressed to Tenant at the Premises or if
        prior
        to the commencement of the Term of this Lease to the address first set forth
        herein. Such bill, notice or demand shall be deemed to have been given at
        the
        time of delivery, mailing or receipt by such delivery service. Any notice,
        request or demand from Tenant to Landlord must be sent by registered or
        certified mail or by any nationally recognized overnight courier service
        to the
        last address designated in writing by Landlord.

      

      ARTICLE
        28 

      

      WATER

      

      28.01   
        Tenant
        shall pay the amount of Landlord's cost for all excessive water used by Tenant
        for any purpose other than ordinary cleaning, pantry or lavatory uses, and
        any
        sewer

       

      
        
          
          

        

        
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      rent
        or tax based thereon. In the event Landlord has reason to believe that Tenant’s
        use of water in the Premises is excessive, Landlord may install a water meter
        to
        measure Tenant's water consumption for all purposes and Tenant agrees to
        pay for
        the installation and maintenance thereof and for water consumed as shown
        on said
        meter at Landlord’s cost therefor plus fifteen (15%) percent. If water is made
        available to Tenant in the Building or the Premises through a meter which
        also
        supplies other Premises, or without a meter, then Tenant shall pay to Landlord
        a
        reasonable charge per month for water. Landlord reserves the right to
        discontinue water service to the Premises if either the quantity or character
        of
        such service is changed or is no longer available or suitable for Tenant’s
        requirements or for any other reason without releasing Tenant from any liability
        under this Lease and without Landlord or Landlord’s agent incurring any
        liability for any damage or loss sustained by Tenant by such discontinuance
        of
        service. 

      

      

      ARTICLE
        29 

      

      SPRINKLER
        SYSTEM

      

      29.01   
        If
        there shall be a "sprinkler system" in the Premises for any period during
        this
        Lease, Tenant shall pay a reasonable charge per month, for sprinkler supervisory
        service. In no event shall Tenant’s Share exceed the sum of twenty five ($.25)
        cents per rentable square foot of space per calendar year during the term
        of
        this Lease. If such sprinkler system is damaged by any act or omission of
        Tenant
        or its agents, employees, licensees or visitors, Tenant shall restore the
        system
        to good working condition at its own expense. If the New York Board of Fire
        Underwriters, the New York Fire Insurance Exchange, the Insurance Services
        Office, or any governmental authority requires the installation of, or any
        alteration to a sprinkler system by reason of Tenant's particular manner
        of
        occupancy or use of the Premises, including any alteration necessary to obtain
        the full allowance for a sprinkler system in the fire insurance rate of
        Landlord, or for any other reason, Tenant shall make such installation or
        alteration promptly, and at its own expense.

      

      

      ARTICLE
        30 

      

      HEAT,
        ELEVATOR, ETC.

      

      30.01   
        Landlord
        shall provide a minimum of one passenger elevator servicing the floor upon
        which
        the premises are located twenty-four (24) hours a day, seven days a week.
        Landlord shall furnish heat to the Premises during days in the cold season
        in
        each year during usual business hours including Saturdays until 1 P.M., except
        on Sundays, State holidays, Federal holidays, or Building Service Employees
        Union Contract holidays. If the elevators in the Building are manually operated,
        Landlord may convert to automatic elevators at any time, without in any way
        affecting Tenant's obligations hereunder.

      

      30.02   
        Tenant shall not be charged for Tenant’s use of one (1) car for freight elevator
        service solely in connection with its initial, single phase move into the
        Premises, provided that (i)

       

      
        
          
          

        

        
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      same
        does not exceed eight (8) hours in the aggregate; and (ii) Tenant acknowledges
        and agrees that such use shall be on a non-exclusive, first-come, first-served
        basis.

      

      

      ARTICLE
        31 

      

      SECURITY
        DEPOSIT

      

      31.01   
        Tenant
        has deposited with Landlord the sum of $35,824.75 as security (the “Security”)
        for the performance by Tenant of the terms of this Lease after notice and
        the
        expiration of any applicable cure period. Landlord may use any part of the
        Security to satisfy any default of Tenant and any expenses arising from such
        default, including but not limited to legal fees and any damages or rent
        deficiency before or after re-entry by Landlord. Tenant shall, upon demand,
        deposit with Landlord the full amount so used, and/or any amount not so
        deposited by Tenant, in order that Landlord shall have the full Security
        deposit
        on hand at all times during the term of this Lease. If Tenant shall comply
        fully
        with the terms of this Lease, the Security shall be returned to Tenant after
        the
        date fixed as the end of the Lease. In the event of a sale or lease of the
        Building containing the Premises, Landlord may transfer the Security to the
        purchaser or tenant, and Landlord shall thereupon be released from all liability
        for the return of the Security. This provision shall apply to every transfer
        or
        assignment of the Security to a new Landlord. Tenant shall have no legal
        power
        to assign or encumber the Security herein described.

      

      31.02   
        Provided
        that on the last day of the 36th calendar month following the commencement
        of
        the Term of this Lease, (i) Tenant is not in default of any of the material
        terms, covenants and conditions of this Lease after notice, and (ii) the
        tenant
        named on the first page of this Lease occupies all of the Premises, and (iii)
        the amount of the security deposit which has been deposited by Tenant with
        Landlord pursuant to this Article of this Lease has not been drawn upon by
        Landlord or, in the event it has so been drawn upon by Landlord, the security
        deposit has been replenished to its original amount by Tenant, then said
        security deposit shall be reduced by the sum of $17,912.37 (the “Security
        Reduction”). Tenant hereby authorizes Landlord to apply the Security Reduction
        to the monthly installments of fixed annual rent due for the thirty-seventh
        (37th),
        thirty-eighth (38th) and the thirty-ninth (39th) months after the commencement
        of the term of this Lease, notwithstanding the foregoing however, Tenant
        shall
        be responsible for all rents and additional rents which may be due pursuant
        to
        the Lease which are not satisfied by Landlord’s application of the Security
        Reduction. 

      

      31.03   
        The
        security shall be maintained by Landlord in an interest bearing account and
        Landlord shall remit to Tenant all interest earned at the time the security
        is
        returned to Tenant, minus a one (1%) percent administration fee to which
        Landlord shall be entitled.

      

      
        
          
          

        

        
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      ARTICLE
        32 

      

      TAX
        ESCALATION

      

      

      32.01  
        Tenant
        shall pay to Landlord, as Additional Rent, tax escalation in accordance with
        this Article:

      

      (a)     
        For
        purposes of this Lease, Landlord and Tenant acknowledge and agree that the
        rentable square foot area of the Premises shall be deemed to be 1,963 square
        feet.

      

      (b)     
        For
        the purpose of this Article, the following definitions shall apply:

      

      (i)
        The term "Tenant’s
        Share",
        for purposes of computing tax escalation, shall mean one hundred seventy
        six
        thousandths percent (0.176%). Tenant’s Share has been computed on the basis of a
        fraction, the numerator of which is the rentable square foot area of the
        Premises and the denominator of which is the total rentable square foot area
        of
        the office and commercial space in the Building Project. The parties acknowledge
        and agree that the total rentable square foot area of the office and commercial
        space in the Building Project shall be deemed to be 1,112,424 sq.
        ft.

      

      (ii)
        The term the “Building
        Project"
        shall mean the aggregate combined parcel of land on a portion of which are
        the
        improvements of which the Premises form a part, with all the improvements
        thereon, said improvements being a part of the block and lot for tax purposes
        which are applicable to the aforesaid land.

      

      (iii)
        The
        phrase “Real Estate Taxes Payable during the Base Tax Year” shall be
        deemed to be the New York City Real Estate Fiscal Year commencing on July
        1,
        2004 through June 30, 2005. 

      

      (iv)
        The term “Comparative
        Year”
        shall mean the twelve (12) month period beginning on July 1, 2005 and ending
        on
        June 30, 2006, and each subsequent period of twelve (12) months
        thereafter.

      

      (v)
        The term "Real
        Estate Taxes"
        shall mean the total of all real estate taxes and special or other assessments
        levied, assessed or imposed at any time by any governmental authority upon
        or
        against the Building Project including, without limitation, any tax or
        assessment levied, assessed or imposed at any time by any governmental authority
        in connection with the receipt of income or rents from said Building Project
        to
        the extent that same shall be in lieu of all or a portion of any of the
        aforesaid taxes or assessments, or additions or increases thereof, upon or
        against said Building Project. The Lease shall exclude from Real Estate Taxes
        any interest or penalties incurred by Landlord by reason of late payment
        of
        Taxes. If, due to a future change in the method of taxation or in the taxing
        authority, or for any other reason, a franchise, income, transit, profit
        or
        other tax or governmental imposition, however designated, shall be levied
        against Landlord in substitution in whole or in part for the Real Estate
        Taxes,
        or in lieu of additions to or increases of said Real Estate Taxes, then such
        franchise, income, transit, profit or other tax or governmental imposition
        shall
        be deemed to be included within the definition of "Real Estate Taxes" for
        the
        purposes hereof. As to special assessments which are payable over a period
        of
        time extending beyond the term of this Lease, for purposes of this Article
        such
        special assessments shall be calculated assuming that Landlord shall pay
        such
        assessments over the longest period of time allowable.

       

      
        
          
          

        

        
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      (vi)
        Where more than one assessment is imposed by the City of New York for any
        tax
        year, whether denominated an "actual assessment" or a "transitional assessment"
        or otherwise, then the phrases herein "assessed value" and "assessments"
        shall
        mean whichever of the actual, transitional or other assessment is designated
        by
        the City of New York as the taxable assessment for that tax year.

      

      32.02   
        In
        the event that the Real Estate Taxes payable for any Comparative Year shall
        exceed the amount of the Real Estate Taxes payable during the Base Tax Year,
        Tenant shall pay to Landlord, as Additional Rent for such Comparative Year,
        an
        amount equal to Tenant’s Share of the excess. Before or after the start of each
        Comparative Year, Landlord shall furnish to Tenant a statement of the Real
        Estate Taxes payable during the Comparative Year. If the Real Estate Taxes
        payable for such Comparative Year exceed the Real Estate Taxes payable during
        the Base Tax Year, Additional Rent for such Comparative Year, in an amount
        equal
        to Tenant’s Share of the excess, shall be due from Tenant to Landlord, and such
        Additional Rent shall be payable by Tenant to Landlord within thirty (30)
        days
        after receipt of the aforesaid statement. The benefit of any discount for
        any
        early payment or prepayment of Real Estate Taxes shall accrue solely to the
        benefit of Landlord, and such discount shall not be subtracted from the Real
        Estate Taxes payable for any Comparative Year. In addition to the foregoing,
        Tenant shall pay to Landlord, on demand, as Additional Rent, a sum equal
        to
        Tenant's Share of any business improvement district assessment payable by
        the
        Building Project. 

      

      32.03   
        Should
        the Real Estate Taxes payable during the Base Tax Year be reduced by final
        determination of legal proceedings, settlement or otherwise, then, the Real
        Estate Taxes payable during the Base Tax Year shall be correspondingly revised,
        the Additional Rent theretofore paid or payable hereunder for all Comparative
        Years shall be recomputed on the basis of such reduction, and Tenant shall
        pay
        to Landlord as Additional Rent, within ten (10) days after being billed
        therefor, any deficiency between the amount of such Additional Rent as
        theretofore computed and the amount thereof due as the result of such
        recomputations. 

       

      32.04   
        If,
        after Tenant shall have made a payment of Additional Rent under Section 32.02,
        Landlord shall receive a refund of any portion of the Real Estate Taxes payable
        for any Comparative Year after the Base Tax Year July 1, 2004 through June
        30,
        2005 on which such payment of Additional Rent shall have been based, as a
        result
        of a reduction of such Real Estate Taxes by final determination of legal
        proceedings, settlement or otherwise, Landlord shall within ten (10) days
        after
        receiving the refund pay to Tenant Tenant’s Share of the refund less Tenant’s
        Share of expenses (including attorneys' and appraisers' fees) incurred by
        Landlord in connection with any such application or proceeding. In addition
        to
        the foregoing, Tenant shall pay to Landlord, as Additional Rent, within ten
        (10)
        days after Landlord shall have delivered to Tenant a statement therefore,
        Tenant’s Share of all expenses incurred by Landlord in reviewing or contesting
        the validity or amount of any Real Estate Taxes or for the purpose of obtaining
        reductions in the assessed valuation of the Building Project prior to the
        billing of Real Estate Taxes, including without limitation, the fees and
        disbursements of attorneys, third party consultants, experts and
        others.

      

      32.05   
        The
        statements of the Real Estate Taxes to be furnished by Landlord as provided
        above shall be certified by Landlord and shall constitute a final determination
        as between

       

      
        
          
          

        

        
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      Landlord
        and Tenant of the Real Estate Taxes for the periods represented thereby,
        unless
        Tenant within thirty (30) days after they are furnished shall give a written
        notice to Landlord that it disputes their accuracy or their appropriateness,
        which notice shall specify the particular respects in which the statement
        is
        inaccurate or inappropriate. If Tenant shall so dispute said statement then,
        pending the resolution of such dispute, Tenant shall pay the Additional Rent
        to
        Landlord in accordance with the statement furnished by Landlord.

      

      32.06   
        In
        no event shall the Fixed Annual Rent under this Lease be reduced by virtue
        of
        this Article.

      

      32.07   
        If
        the Commencement Date of the Term of this Lease is not the first day of the
        first Comparative Year, then the Additional Rent due hereunder for such first
        Comparative Year shall be a proportionate share of said Additional Rent for
        the
        entire Comparative Year, said proportionate share to be based upon the length
        of
        time that the lease Term will be in existence during such first Comparative
        Year. Upon the date of any expiration or termination of this Lease (except
        termination because of Tenant's default) whether the same be the date
        hereinabove set forth for the expiration of the Term or any prior or subsequent
        date, a proportionate share of said Additional Rent for the Comparative Year
        during which such expiration or termination occurs shall immediately become
        due
        and payable by Tenant to Landlord, if it was not theretofore already billed
        and
        paid. The said proportionate share shall be based upon the length of time
        that
        this Lease shall have been in existence during such Comparative Year. Landlord
        shall promptly cause statements of said Additional Rent for that Comparative
        Year to be prepared and furnished to Tenant. Landlord and Tenant shall thereupon
        make appropriate adjustments of amounts then owing.

      

      32.08   
        Landlord's
        and Tenant's obligations to make the adjustments referred to in Section 32.07
        above shall survive any expiration or termination of this Lease. Any delay
        or
        failure of Landlord in billing any tax escalation hereinabove provided shall
        not
        constitute a waiver of or in any way impair the continuing obligation of
        Tenant
        to pay such tax escalation hereunder.

      

      

      ARTICLE
        33 

      

      RENT
        CONTROL

      

      33.01   
        In
        the event the Fixed Annual Rent or Additional Rent or any part thereof provided
        to be paid by Tenant under the provisions of this Lease during the Term shall
        become uncollectible or shall be reduced or required to be reduced or refunded
        by virtue of any Federal, State, County or City law, order or regulation,
        or by
        any direction of a public officer or body pursuant to law, or the orders,
        rules,
        code or regulations of any organization or entity formed pursuant to law,
        whether such organization or entity be public or private, then Landlord,
        at its
        option, may at any time thereafter terminate this Lease, by not less than
        thirty
        (30) days' written notice to Tenant, on a date set forth in said notice,
        in
        which event this Lease and the term hereof shall terminate and come to an
        end on
        the date fixed in said notice as if the said date were the date originally
        fixed
        herein for the termination of the demised term. Landlord shall not have the
        right to so terminate this Lease if Tenant within such period of thirty (30)
        days shall in writing lawfully

       

      
        
          
          

        

        
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      agree
        that the rentals herein reserved are a reasonable rental and agree to continue
        to pay said rentals, and if such agreement by Tenant shall then be legally
        enforceable by Landlord.

      

      

      ARTICLE
        34 

      

      SUPPLIES

      

      34.01   
        Only
        Landlord or any one or more persons, firms, or corporations authorized in
        writing by Landlord, which authorization shall not be unreasonably withheld,
        conditioned or delayed, shall be permitted to furnish laundry, linens, towels,
        drinking water, water coolers, ice and other similar supplies and services
        to
        tenants and licensees in the Building. Landlord may fix, in its own reasonable
        discretion, from time to time, the hours during which and the regulations
        under
        which such supplies and services are to be furnished. Landlord furthermore
        expressly reserves the right to reasonably exclude from the Building any
        person,
        firm or corporation attempting to furnish any of said supplies or services
        but
        not so authorized by Landlord.

      

      34.02   
        Only
        Landlord or any one or more persons, firms or corporations authorized in
        writing
        by Landlord, which authorization shall not be unreasonably withheld, conditioned
        or delayed, shall be permitted to sell, deliver or furnish any food or beverages
        whatsoever for consumption within the Premises or elsewhere in the Building.
        Landlord further expressly reserves the right to reasonably exclude from
        the
        Building any person, firm or corporation attempting to deliver or purvey
        any
        such food or beverages, but not so authorized by Landlord. It is understood,
        however, that Tenant or its regular office employees may personally bring
        food
        or beverages into the Building for consumption within the Premises by the
        said
        employees, but not for resale or for consumption by any other tenant. Landlord
        may fix in its reasonable discretion from time to time the hours during which,
        and the regulations under which, food and beverages may be brought into the
        Building by Tenant or its regular employees.

      

      

      ARTICLE
        35 

      

      AIR
        CONDITIONING

      

      35.01   
        Tenant
        shall be permitted to use the equipment presently supplying air-conditioning
        service to the Premises (the “Existing
        HVAC Equipment”)
        Monday to Friday from 8:00 a.m. to 6:00 p.m. during the Building’s “Cooling
        Season”
        (which is currently May 15 through October 15) subject to and in accordance
        with
        the provisions of this Article. Tenant acknowledges and agrees that
        air-conditioning service to the Premises shall be supplied through equipment
        operated, maintained and repaired by Tenant and that Landlord has no obligation
        to operate, maintain or to repair the said equipment or to supply
        air-conditioning service to the Premises. The Existing HVAC Equipment and
        all
        other air conditioning systems, equipment and facilities hereafter located
        in or
        servicing the Premises (the “Supplemental
        Systems”)
        including, without limitation, the ducts, dampers, registers, grilles and
        appurtenances utilized in connection with both the Existing HVAC Equipment
        and
        the Supplemental Systems (collectively hereinafter referred to as the
“HVAC
        System”),
        shall be

       

      
        
          
          

        

        
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      maintained,
        repaired and operated by Tenant in compliance with all present and future
        laws
        and regulations relating thereto at Tenant’s sole cost and expense. Tenant shall
        pay for all electricity consumed in the operation of the HVAC System, and
        Tenant's proportionate share of the electric current (and/or water, gas and
        steam) for the production of chilled and/or condenser water and its supply
        to
        the Premises, if applicable, which shall become the obligation of Tenant
        subject
        to the terms of Article 41 of this Lease. Tenant shall pay for all parts
        and
        supplies necessary for the proper operation of the HVAC System (and any
        restoration or replacement by Tenant of all or any part thereof shall be
        in
        quality and class at least equal to the original work or installations);
        provided, however, that Tenant shall not alter, modify, remove or replace
        the
        HVAC System, or any part thereof, without Landlord’s prior written
        consent.

       

      35.02   
        Without
        limiting the generality of the foregoing, Tenant shall, at its own cost and
        expense, (a) cause to be performed all maintenance of the HVAC System, including
        all repairs and replacements thereto, and (b) commencing as of the date upon
        which Tenant shall first occupy the Premises for the conduct of its business,
        and thereafter throughout the Term of the Lease, maintain in force and provide
        a
        copy of same to Landlord an air conditioning service repair and full service
        maintenance contract covering the HVAC System in form satisfactory to Landlord
        with an air conditioning contractor or servicing organization approved by
        Landlord. All such contracts shall provide for the thorough overhauling of
        the
        HVAC System at least once each year during the Term of this Lease and shall
        expressly state that (i) it shall be an automatically renewing contract
        terminable upon not less than thirty (30) days prior written notice to the
        Landlord (sent by certified mail, return receipt requested) and (ii) the
        contractor providing such service shall maintain a log at the Premises detailing
        the service provided during each visit pursuant to such contract. Tenant
        shall
        keep such log at the Premises and permit Landlord to review same promptly
        after
        Landlord's request. The HVAC System is and shall at all times remain the
        property of Landlord, and at the expiration or sooner termination of the
        Lease,
        Tenant shall surrender to Landlord the HVAC System in good working order
        and
        condition, subject to normal wear and tear and shall deliver to Landlord
        a copy
        of the service log. In the event that Tenant fails to obtain the contract
        required herein or perform any of the maintenance or repairs required hereunder,
        Landlord shall have the right, but not the obligation, to procure such contract
        and/or perform any such work and charge the Tenant as Additional Rent hereunder
        the cost of same plus an administrative fee equal to fifteen percent (15%)
        of
        such cost which shall be paid for by Tenant on demand. 

       

      
        
          
          

        

        
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      ARTICLE
        36 

      

      SHORING

      

      36.01   
        Tenant
        shall permit any person authorized to make an excavation on land adjacent
        to the
        Building containing the Premises to do any work within the Premises necessary
        to
        preserve the wall of the Building from injury or damage, and Tenant shall
        have
        no claim against Landlord for damages or abatement of rent by reason
        thereof.

       

       

      ARTICLE
        37 

      

      EFFECT
        OF CONVEYANCE, ETC.

      

      37.01   
        If
        the Building containing the Premises shall be sold, transferred or leased,
        or
        the lease thereof transferred or sold, Landlord shall be relieved of all
        future
        obligations and liabilities hereunder and the purchaser, transferee or tenant
        of
        the Building shall be deemed to have assumed and agreed to perform all such
        obligations and liabilities of Landlord hereunder. In the event of such sale,
        transfer or lease, Landlord shall also be relieved of all existing obligations
        and liabilities hereunder, provided that the purchaser, transferee or tenant
        of
        the Building assumes in writing such obligations and liabilities.

      

      

      ARTICLE
        38 

      

      RIGHTS
        OF SUCCESSORS AND ASSIGNS

      

      38.01   
        This
        Lease shall bind and inure to the benefit of the heirs, executors,
        administrators, successors, and, except as otherwise provided herein, the
        assigns of the parties hereto. If any provision of any Article of this Lease
        or
        the application thereof to any person or circumstances shall, to any extent,
        be
        invalid or unenforceable, the remainder of that Article, or the application
        of
        such provision to persons or circumstances other than those as to which it
        is
        held invalid or unenforceable, shall not be affected thereby, and each provision
        of said Article and of this Lease shall be valid and be enforced to the fullest
        extent permitted by law.

      

      

      ARTICLE
        39 

      

      CAPTIONS

      

      39.01   
        The
        captions herein are inserted only for convenience, and are in no way to be
        construed as a part of this Lease or as a limitation of the scope of any
        provision of this Lease.

      

      
        
          
          

        

        
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      ARTICLE
        40 

      

      BROKERS

      

      40.01   
        Tenant
        covenants, represents and warrants that Tenant has had no dealings or
        negotiations with any broker or agent in connection with the consummation
        of
        this Lease other than SL Green Leasing LLC (collectively, the "Brokers")
        and Tenant covenants and agrees to defend, hold harmless and indemnify Landlord
        from and against any and all cost, expense (including reasonable attorneys'
        fees) or liability for any compensation, commissions or charges claimed by
        any
        broker or agent with respect to this Lease or the negotiation thereof. Landlord
        represents that Landlord, at its sole cost and expense, shall pay all
        commissions due to the Brokers pursuant to a separate written agreement.
        

      

      40.02   
        Landlord
        represents and warrants to Tenant that it did not consult or negotiate with
        any
        broker, finder, or consultant with regard to the Premises other than the
        Brokers, and that no other broker, finder or consultant participated in
        procuring this Lease. Landlord hereby indemnifies and agrees to defend and
        hold
        Tenant, its agents, servants and employees harmless from any suit, action,
        proceeding, controversy, claim or demand whatsoever at law or in equity that
        may
        be instituted against Tenant by those who dealt with Landlord for recovery
        of
        compensation or damages for procuring this Lease or by reason of a breach
        or
        purported breach of the representations and warranties contained herein.
        

      

      

      ARTICLE
        41 

      

      ELECTRICITY

      

      41.01   
        Tenant
        acknowledges and agrees that electric service shall be supplied to the Premises
        on a “rent inclusion basis” in accordance with the provisions of this Article 41
        (subject to Landlord’s right, in its sole discretion, to furnish such
        electricity on a “submetering” basis as provided for herein). 

      

      41.02   
        Electricity
        and electric service, as used herein, shall mean any element affecting the
        generation, transmission, and/or distribution or redistribution of electricity,
        including but not limited to services which facilitate the distribution of
        service.

      

      41.03   
        If
        and so long as Landlord provides electricity to the Premises on a rent inclusion
        basis, Tenant agrees that the Fixed Annual Rent shall be increased by the
        amount
        of the Electricity Rent Inclusion Factor (“ERIF”),
        as hereinafter defined. Tenant acknowledges and agrees (i) that the Fixed
        Annual
        Rent hereinabove set forth in this Lease does not yet, but is to include
        an ERIF
        of $3.00 per rentable square foot to compensate Landlord for electrical wiring
        and other installations necessary for, and for its obtaining and making
        available to Tenant the redistribution of electric current as an additional
        service, and Tenant shall pay for Tenant’s Share of Building electric current
        (i.e., all electricity used in lighting the public and service areas, and
        in
        operating all the service facilities, of the Building and the parties
        acknowledge and agree that

       

      
        
          
          

        

        
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      twenty
        percent (20%) of the Building's payment to the public utility or other service
        providers for the purchase of electricity shall be deemed to be payment for
        Building electric current, however, in no event shall Tenant’s charge exceed the
        sum of twenty five ($.25) cents per rentable square foot of space per calendar
        year during the term of this Lease ) which shall be paid for by Tenant in
        accordance with provisions hereof; and (ii) that said ERIF, which shall be
        subject to periodic adjustments as hereinafter provided, has been partially
        based upon an estimate of the Tenant’s connected electrical load, in whatever
        manner delivered to Tenant, which shall be deemed to be the demand (KW),
        and
        hours of use thereof, which shall be deemed to be the energy (KWH), for ordinary
        lighting and light office equipment and the operation of the usual small
        business machines, including Xerox or other copying machines (such lighting
        and
        equipment are hereinafter called “Ordinary
        Equipment”)
        during ordinary business hours (“Ordinary
        Business Hours”
        shall be deemed to mean 50 hours per week), with Landlord providing an average
        connected load of 4 1⁄2 watts of electricity for all purposes per rentable square
        foot. Any installation and use of equipment other than Ordinary Equipment
        and/or
        any connected load and/or energy usage by Tenant in excess of the foregoing
        and
        the charge for Tenant’s Share of Building electric current shall result in
        adjustment of the ERIF as hereinafter provided. For purposes of this Article,
        the rentable square foot area of the Premises shall be deemed to be 1,963
        square
        feet.

      

      41.04   
        If
        the cost to Landlord of electricity shall have been, or shall be, increased
        subsequent to September 1, 2004 (whether such change occurs prior to or during
        the term of this Lease), by change in Landlord’s electric rates or service
        classifications, or electricity charges, including changes in market prices,
        or
        by an increase, subsequent to the last such electric rate or service
        classification change or market price change, in fuel adjustments or charges
        of
        any kind, or by taxes, imposed on Landlord’s electricity purchases or on
        Landlord’s electricity redistribution, or for any other such reason, then the
        aforesaid ERIF portion of the fixed annual rent shall be changed in the same
        percentage as any such change in cost due to changes in electric rates, service
        classifications or market prices, and, also Tenant’s payment obligation, for
        electricity redistribution, shall change from time to time so as to reflect
        any
        such increase in fuel adjustments or charges, and such taxes. Any such
        percentage change in Landlord’s cost due to change in Landlord’s electric rate
        or service classifications or market prices, shall be computed on the basis
        of
        the average consumption of electricity for the Building for the twelve full
        months immediately prior to the rate change or other such changes in cost,
        energy and demand, and any changed methods of or rules on billing for same,
        applied on a consistent basis to the new electric rate or service classification
        or market price and to the immediately prior existing electric rate or service
        classification or market price. If the average consumption (energy and demand)
        for the entire Building for said prior (12) months cannot reasonably be applied
        and used with respect to changed methods of or rules on billing, then the
        percentage increase shall be computed by the use of the average consumption
        (energy and demand) for the entire building for the first three (3) months
        after
        such change, projected to a full twelve (12) months, so as to reflect the
        different seasons; and that same consumption, so projected, shall be applied
        to
        the rate and/or service classification or market price which existed immediately
        prior to the change. The parties agree that a reputable, independent electrical
        consultant firm, selected by Landlord, (“Landlord’s
        Electrical Consultant”),
        shall determine the percentage change for the changes in ERIF due to Landlord’s
        changed costs and the charge to Tenant for Tenant’s Share of Building electric
        current, and that Landlord’s Electrical Consultant may from time to time make
        surveys in the Premises of the electrical equipment and fixtures and use
        of
        current. (i) If such survey shall reflect a connected electrical

       

      
        
          
          

        

        
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      load
        in excess of 4 1⁄2 watts of electricity for all purposes per rentable square foot
        and/or energy usage in excess of Ordinary Business Hours (each such excess
        hereinafter called “excess
        electricity”)
        then the connected electrical load and/or the hours of use portion(s) of
        the
        then existing ERIF shall be increased by an amount which is equal to a fraction
        of the then existing ERIF, the numerator of which is the excess electricity
        (i.e. excess connected load and/or excess usage) and the denominator of which
        is
        the connected load and/or the energy usage which was the basis of the then
        existing ERIF. Such fractions shall be determined by Landlord’s Electrical
        Consultant. The Fixed Annual Rent shall then be appropriately adjusted,
        effective as of the date of any such change in connected load and/or usage,
        as
        disclosed by said survey. (ii) If such survey shall disclose installation
        and
        use of other than Ordinary Equipment, then effective as of the date of said
        survey, there shall be added to the ERIF portion of Fixed Annual Rent (computed
        and fixed as hereinbefore described) an additional amount equal to what would
        be
        paid under the SC-4 Rate I Service Classification in effect on September
        1, 2004
        (and not the time-of-day rate schedule) or the comparable rate schedule (and
        not
        the time-of-day rate schedule) of any utility other than Con Ed then providing
        electrical service to the building as same shall be in effect on the date
        of
        such survey for such load and usage of electricity, with the connected
        electrical load deemed to be the demand (KW) and the hours of use thereof
        deemed
        to be the energy (KWH), as hereinbefore provided, (which addition to the
        ERIF
        shall be increased by all electricity cost changes of Landlord, as hereinabove
        provided, from September 1, 2004 through the date of billing).

      

      41.05   
        In
        no event, whether because of surveys, rates or cost changes, or for any reason,
        is the originally specified $3.00 per rentable square foot ERIF portion of
        the
        fixed annual rent (plus any net increase thereof by virtue of all electricity
        rate, service classification or market price changes of Landlord subsequent
        to
        September 1, 2004) to be reduced.

      

      41.06   
        The
        determinations by Landlord’s Electrical Consultant shall be binding and
        conclusive on Landlord and Tenant from and after the delivery of copies of
        such
        determinations to Landlord and Tenant, unless, within fifteen (15) days after
        delivery thereof, Tenant disputes such determination. If Tenant so disputes
        the
        determination, it shall, at its own expense, obtain from a reputable,
        independent electrical consultant its own determinations in accordance with
        the
        provisions of this Article. Tenant’s consultant and Landlord’s consultant then
        shall seek to agree. If they cannot agree within thirty (30) days they shall
        choose a third reputable electrical consultant, whose cost shall be shared
        equally by the parties, to make similar determinations which shall be
        controlling. (If they cannot agree on such third consultant within ten (10)
        days, than either party may apply to the Supreme Court in the County of New
        York
        for such appointment.) However, pending such controlling determinations Tenant
        shall pay to Landlord the amount of Additional Rent or ERIF in accordance
        with
        the determinations of Landlord’s Electrical Consultant. If the controlling
        determinations differ from Landlord’s Electrical Consultant, then the parties
        shall promptly make adjustment for any deficiency owed by Tenant or overage
        paid
        by Tenant.

      

      41.07   
        If
        and so long as Landlord provides electricity to the Premises on a submetering
        basis, Tenant covenants and agrees to purchase the same from Landlord or
        Landlord’s designated agent at charges, terms and rates set, from time to time,
        during the term of this Lease by Landlord but not more than those specified
        in
        the service classification in effect on January 1, 1970 pursuant to which
        Landlord then purchased electric current from the public utility

       

      
        
          
          

        

        
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      corporation
        serving the part of the city where the Building is located; provided however,
        said charges shall be increased in the same percentage as any percentage
        increase in the billing to Landlord for electricity for the entire Building,
        by
        reason of increase in Landlord’s electric rates or service classifications,
        subsequent to January 1, 1970, and so as to reflect any increase in Landlord’s
        electric charges, including changes in market prices for electricity from
        utilities and/or other providers, in fuel adjustments or by taxes or charges
        of
        any kind imposed on Landlord’s electricity purchases or redistribution, or for
        any other such reason, subsequent to said date. Any such percentage increase
        in
        Landlord’s billing for electricity due to changes in rates, service
        classifications, or market prices, shall be computed by the application of
        the
        average consumption (energy and demand) of electricity for the entire Building
        for the twelve (12) full months immediately prior to the rate and/or service
        classification change, or any changed methods of or rules on billing for
        same,
        applied on a consistent basis to the new rate and/or service classification
        or
        market price, and to the classification and rate in effect on January 1,
        1970.
        If the average consumption of electricity for the entire Building for said
        prior
        twelve (12) months cannot reasonably be applied and used with respect to
        changed
        methods of or rules on billing, then the percentage shall be computed by
        the use
        of the average consumption (energy and demand) for the entire Building for
        the
        first three (3) months after such change, projected to a full twelve (12)
        months, so as to reflect the different seasons; and that same consumption,
        so
        projected, shall be applied to the service classification and rate in effect
        on
        January 1, 1970. Where more than one meter measures the service of Tenant
        in the
        Building, the service rendered through each meter may be computed and billed
        separately in accordance with the rates herein specified. Bills therefore
        shall
        be rendered at such times as Landlord may elect and the amount, as computed
        from
        a meter, shall be deemed to be, and be paid as, Additional Rent. In the event
        that such bills are not paid within five (5) days after the same are rendered,
        Landlord may, without further notice, discontinue the service of electric
        current to the Premises without releasing Tenant from any liability under
        this
        Lease and without Landlord or Landlord’s agent incurring any liability for any
        damage or loss sustained by Tenant by such discontinuance of service. If
        any tax
        is imposed upon Landlord’s receipt from the sale, resale or redistribution of
        electricity or gas or telephone service to Tenant by any Federal, State,
        or
        Municipal authority, Tenant covenants and agrees that where permitted by
        law,
        Tenant’s pro-rata share of such taxes shall be passed on to and included in the
        bill of, and paid by, Tenant to Landlord.

      

      41.08   
        If
        all or part of the submetering Additional Rent or the ERIF payable in accordance
        with Section 41.03 or 41.04 of this Article becomes uncollectible or reduced
        or
        refunded by virtue of any law, order or regulations, the parties agree that,
        at
        Landlord’s option, in lieu of submetering Additional Rent or ERIF, and in
        consideration of Tenant’s use of the Building’s electrical distribution system
        and receipt of redistributed electricity and payment by Landlord of consultant’s
        fees and other redistribution costs, the Fixed Annual Rental rate(s) to be
        paid
        under this Agreement shall be increased by an “alternative charge” which shall
        be a sum equal to $3.00 per year per rentable square foot of the Premises,
        changed in the same percentage as any increase in the cost to Landlord for
        electricity for the entire Building subsequent to September 1, 2004, because
        of
        electric rate, service classification or market price changes, such percentage
        change to be computed as in Section 41.04 provided.

      

      41.09   
        Landlord
        shall not be liable to Tenant for any loss or damage or expense which Tenant
        may
        sustain or incur if either the quantity or character of electric service
        is
        changed

       

      
        
          
          

        

        
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      or
        is no longer available or suitable for Tenant’s requirements. Tenant covenants
        and agrees that at all times its use of electric current shall never exceed
        the
        capacity of existing feeders to the Building or wiring installation. Any
        riser
        or risers to supply Tenant’s electrical requirements, upon written request of
        Tenant, will be installed by Landlord, at the sole cost and expense of Tenant,
        if, in Landlord’s sole judgment, the same are necessary and will not cause
        permanent damage or injury to the Building or the Premises or cause or create
        a
        dangerous or hazardous condition or entail excessive or unreasonable
        alterations, repairs or expense or interfere with or disturb other tenants
        or
        occupants. In addition to the installation of such riser or risers, Landlord
        will also at the sole cost and expense of Tenant, install all other equipment
        proper and necessary in connection therewith subject to the aforesaid terms
        and
        conditions. The parties acknowledge that they understand that it is anticipated
        that electric rates, charges, etc., may be changed by virtue of time-of-day
        rates or changes in other methods of billing, and/or electricity purchases
        and
        the redistribution thereof, and fluctuation in the market price of electricity,
        and that the references in the foregoing paragraphs to changes in methods
        of or
        rules on billing are intended to include any such changes. Anything hereinabove
        to the contrary notwithstanding, in no event is the submetering Additional
        Rent
        or ERIF, or any “alternative charge”, to be less than an amount equal to the
        total of Landlord’s payments to public utilities and/or other providers for the
        electricity consumed by Tenant (and any taxes thereon or on redistribution
        of
        same) plus 5% thereof for transmission line loss, plus 15% thereof for other
        redistribution costs. The Landlord reserves the right, at any time upon sixty
        (60) days’ written notice, to change its furnishing of electricity to Tenant
        from a rent inclusion basis to a submetering basis, or vice versa, or to
        change
        to the distribution of less than all the components of the existing service
        to
        Tenant. The Landlord reserves the right to terminate the furnishing of
        electricity on a rent inclusion, submetering, or any other basis at any time,
        upon sixty (60) days’ written notice to the Tenant, in which event the Tenant
        may make application directly to the public utility and/or other providers
        for
        the Tenant’s entire separate supply of electric current and Landlord shall
        permit its wires and conduits, to the extent available and safely capable,
        to be
        used for such purpose, but only to the extent of Tenant’s then authorized load.
        Any meters, risers, or other equipment or connections necessary to furnish
        electricity on a submetering basis or to enable Tenant to obtain electric
        current directly from such utility and/or other providers shall be installed
        at
        Tenant’s sole cost and expense. Only rigid conduit or electricity metal tubing
        (EMT) will be allowed. The Landlord, upon the expiration of the aforesaid
        sixty
        (60) days’ written notice to the Tenant may discontinue furnishing the electric
        current but this Lease shall otherwise remain in full force and effect. If
        Tenant was provided electricity on a rent inclusion basis when it was so
        discontinued, then commencing when Tenant receives such direct service and
        as
        long as Tenant shall continue to receive such service, the Fixed Annual Rent
        payable under this Lease shall be reduced by the amount of the ERIF which
        was
        payable immediately prior to such discontinuance of electricity on a rent
        inclusion basis. Notwithstanding the foregoing, provided that Tenant promptly
        applies for such direct service and diligently pursues such application to
        completion, Landlord shall not so discontinue such redistributed service
        until
        Tenant obtains electric service directly from the public utility, unless
        required by law.

      

      
        
          
          

        

        
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      ARTICLE
        42 

      

      LEASE
        SUBMISSION

      

      42.01   
        Landlord
        and Tenant agree that this Lease is submitted to Tenant on the understanding
        that it shall not be considered an offer and shall not bind Landlord in any
        way
        unless and until (i) Tenant has duly executed and delivered duplicate originals
        thereof to Landlord and (ii) Landlord has executed and delivered one of said
        originals to Tenant.

      

      

      ARTICLE
        43 

      

      INSURANCE

      

      43.01.   
        Tenant
        shall not violate, or permit the violation of, any condition imposed by the
        standard fire insurance policy then issued for office buildings in the Borough
        of Manhattan, City of New York, and shall not do, or permit anything to be
        done,
        or keep or permit anything to be kept in the Premises which would subject
        Landlord to any liability or responsibility for personal injury or death
        or
        property damage, or which would increase the fire or other casualty insurance
        rate on the Building or the property therein over the rate which would otherwise
        then be in effect (unless Tenant pays the resulting premium as hereinafter
        provided for) or which would result in insurance companies of good standing
        refusing to insure the building or any of such property in amounts reasonably
        satisfactory to Landlord.

      

      43.02   
        Tenant
        covenants to provide on or before the earlier to occur of (i) the Commencement
        Date, and (ii) ten (10) days from the date of this Lease, and to keep in
        force
        during the term hereof the following insurance coverage which coverage shall
        be
        effective on the Commencement Date:

      

      (a)   
        A
        comprehensive policy of liability insurance naming Landlord and its designees
        as
        additional insureds protecting Landlord, its designees and Tenant against
        any
        liability whatsoever occasioned by accident on or about the Premises or any
        appurtenances thereto. Such policy shall have limits of liability of not
        less
        than Three Million ($3,000,000.00) Dollars combined single limit coverage
        on a
        per occurrence basis, including property damage. Such insurance may be carried
        under a blanket policy covering the Premises and other locations of Tenant,
        if
        any, provided such a policy contains an endorsement (i) naming Landlord and
        its
        designees as additional insureds, (ii) specifically referencing the Premises;
        and (iii) guaranteeing a minimum limit available for the Premises equal to
        the
        limits of liability required under this Lease;

      

      (b)   
        Fire
        and extended coverage in an amount adequate to cover the cost of replacement
        of
        all personal property, fixtures, furnishings, equipment, improvements and
        installations located in the Premises.

      

      43.03   
        All
        such policies shall be issued by companies of recognized responsibility licensed
        to do business in New York State and rated by Best's Insurance Reports or
        any
        successor publication of comparable standing and carrying a rating of A+
        VIII or
        better or the then equivalent of such rating, and all such policies shall
        contain a provision whereby the same cannot be canceled or modified unless
        Landlord and any additional insured are given at least thirty (30) days prior
        written notice of such cancellation or modification.

       

      
        
          
          

        

        
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      43.04   
        Prior
        to the time such insurance is first required to be carried by Tenant and
        thereafter, at least fifteen (15) days prior to the expiration of any such
        policies, Tenant shall deliver to Landlord either duplicate originals of
        the
        aforesaid policies or certificates evidencing such insurance, together with
        evidence of payment for the policy. If Tenant delivers certificates as aforesaid
        Tenant, upon reasonable prior notice from Landlord, shall make available
        to
        Landlord, at the Premises, duplicate originals of such policies from which
        Landlord may make copies thereof, at Landlord's cost. Tenant's failure to
        provide and keep in force the aforementioned insurance shall be regarded
        as a
        material default hereunder, entitling Landlord to exercise any or all of
        the
        remedies as provided in this Lease in the event of Tenant's default. In
        addition, in the event Tenant fails to provide and keep in force the insurance
        required by this Lease, at the times and for the durations specified in this
        Lease, Landlord shall have the right, but not the obligation, at any time
        and
        from time to time, and without notice, to procure such insurance and/or pay
        the
        premiums for such insurance in which event Tenant shall repay Landlord within
        five (5) days after demand by Landlord, as Additional Rent, all sums so paid
        by
        Landlord and any costs or expenses incurred by Landlord in connection therewith
        without prejudice to any other rights and remedies of Landlord under this
        Lease.

      

      43.05   
        Landlord
        and Tenant shall each endeavor to secure an appropriate clause in, or an
        endorsement upon, each fire or extended coverage policy obtained by it and
        covering the Building, the Premises or the personal property, fixtures and
        equipment located therein or thereon, pursuant to which the respective insurance
        companies waive subrogation or permit the insured, prior to any loss, to
        agree
        with a third party to waive any claim it might have against said third party.
        The waiver of subrogation or permission for waiver of any claim hereinbefore
        referred to shall extend to the agents of each party and its employees and,
        in
        the case of Tenant, shall also extend to all other persons and entities
        occupying or using the Premises in accordance with the terms of this Lease.
        If
        and to the extent that such waiver or permission can be obtained only upon
        payment of an additional charge then, except as provided in the following
        two
        paragraphs, the party benefiting from the waiver or permission shall pay
        such
        charge upon demand, or shall be deemed to have agreed that the party obtaining
        the insurance coverage in question shall be free of any further obligations
        under the provisions hereof relating to such waiver or permission.

      

      43.06   
        In
        the event that Landlord shall be unable at any time to obtain one of the
        provisions referred to above in any of its insurance policies, at Tenant's
        option, Landlord shall cause Tenant to be named in such policy or policies
        as
        one of the insureds, but if any additional premium shall be imposed for the
        inclusion of Tenant as such an assured, Tenant shall pay such additional
        premium
        upon demand. In the event that Tenant shall have been named as one of the
        insureds in any of Landlord's policies in accordance with the foregoing,
        Tenant
        shall endorse promptly to the order of Landlord, without recourse, any check,
        draft or order for the payment of money representing the proceeds of any
        such
        policy or any other payment growing out of or connected with said policy
        and
        Tenant hereby irrevocably waives any and all rights in and to such proceeds
        and
        payments.

      

      43.07   
        In
        the event that Tenant shall be unable at any time to obtain one of the
        provisions referred to above in any of its insurance policies, Tenant shall
        cause Landlord to be named in such policy or policies as one of the insureds,
        but if any additional premium shall be imposed for the inclusion of Landlord
        as
        such an assured, Landlord shall pay such additional

       

      
        
          
          

        

        
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      premium
        upon demand or Tenant shall be excused from its obligations under this paragraph
        with respect to the insurance policy or policies for which such additional
        premiums would be imposed.

       

      43.08   
        Subject
        to the foregoing provisions of this Article, and insofar as may be permitted
        by
        the terms of the insurance policies carried by it, each party hereby releases
        the other with respect to any claim (including a claim for negligence) which
        it
        might otherwise have against the other party for loss, damages or destruction
        with respect to its property by fire or other casualty (including rental
        value
        or business interruption, as the case may be) occurring during the Term of
        this
        Lease.

      

      43.09   
        If,
        by reason of a failure of Tenant to comply with the provisions of this Lease,
        the rate of fire insurance with extended coverage on the building or equipment
        or other property of Landlord shall be higher than it otherwise would be,
        Tenant
        shall reimburse Landlord, on demand, for that part of the premiums for fire
        insurance and extended coverage paid by Landlord because of such failure
        on the
        part of Tenant.

      

      43.10.   
        Landlord
        may, from time to time, require that the amount of the insurance to be provided
        and maintained by Tenant hereunder be increased so that the amount thereof
        adequately protects Landlord's interest, but in no event in excess of the
        amount
        that would be required by other tenants in other similar office buildings
        in the
        borough of Manhattan.

      

      43.11   
        A
        schedule or make up of rates for the building or the Premises, as the case
        may
        be, issued by the New York Fire Insurance Rating Organization or other similar
        body making rates for fire insurance and extended coverage for the premises
        concerned, shall be conclusive evidence of the facts therein stated and of
        the
        several items and charges in the fire insurance rate with extended coverage
        then
        applicable to such premises.

      

      43.12   
        Each
        policy evidencing the insurance to be carried by Tenant under this Lease
        shall
        contain a clause that such policy and the coverage evidenced thereby shall
        be
        primary with respect to any policies carried by Landlord, and that any coverage
        carried by Landlord shall be excess insurance.

      

      

      

      ARTICLE
        44 

      

      SIGNAGE

      

      44.01   
        Tenant
        shall be permitted to affix either sign or plaque on or adjacent to the entrance
        door to the Premises, subject to the prior written approval of Landlord which
        shall not be unreasonably withheld subject to the other provisions of this
        article, with respect to location, design, size, materials, quality, coloring,
        lettering and shape thereof, and subject, also, to compliance by Tenant,
        at its
        expense, with all applicable legal requirements or regulations. All such
        signage
        shall be consistent and compatible with the design, aesthetics, signage and
        graphics program for the Building as established by Landlord. Landlord may
        remove any sign installed in

       

      
        
          
          

        

        
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      violation
        of this provision, and Tenant shall pay the cost of such removal and any
        restoration costs.

      

      

      ARTICLE
        45 

      

      RIGHT
        TO RELOCATE

      

      45.01   
        Notwithstanding
        anything contained in this Lease to the contrary, Landlord shall have the
        right
        to substitute in lieu of the Premises alternative space in the Building
        designated by Landlord (the “Relocation
        Space”)
        effective as of the date (the “Relocation
        Effective Date”)
        set forth in a notice given to Tenant (the “Relocation
        Notice”).
        The Relocation Space shall be reasonably comparable to the Premises with
        respect
        to internal configuration, quality of finish and rentable square foot area
        (i.e., plus or minus ten (10%) percent). The Relocation Effective Date shall
        not
        be less than sixty (60) days following the date upon which the Relocation
        Notice
        is given to Tenant. In the event that Landlord exercises its rights hereunder,
        (i) Tenant shall deliver to Landlord possession of the Premises on or before
        the
        Relocation Effective Date vacant and broom clean, free of all occupancies
        and
        encumbrances and otherwise in accordance with the terms, covenants and
        conditions of the Lease as if the Relocation Effective Date were the expiration
        date of the Term of this Lease, (ii) effective as of the Relocation Effective
        Date, the term and estate hereby granted with respect to the Premises originally
        demised hereunder shall terminate, the Relocation Space shall be deemed to
        be
        the Premises and the Fixed Annual Rent and Additional Rent payable under
        this
        Lease shall be adjusted, if necessary, so as to reflect any difference between
        the deemed rentable square foot area of the original Premises and said
        Relocation Space.

      

      45.02   
        Provided
        that Tenant is not in default under this Lease, Landlord shall (i) at Landlord's
        cost and expense, remove and reinstall Tenants' personal property, trade
        fixtures and equipment in the Relocation Space (including the relocation
        of
        Tenant’s then existing voice and data capabilities) (“Landlord’s
        Relocation Work”)
        and (ii) compensate Tenant for Tenant’s actual, reasonable, out-of-pocket moving
        and related expenses upon Tenant’s submission of paid invoices therefor.
        Landlord shall complete Landlord’s Relocation Work on or before the Relocation
        Effective Date provided that Tenant cooperates with Landlord and gives Landlord
        full access to the Premises to facilitate the performance thereof.

      

      45.03   
        Following
        any relocation undertaken pursuant to this Article, Tenant shall promptly
        execute and deliver an agreement confirming such relocation and fixing any
        corresponding adjustments in Fixed Annual Rent and Additional Rent payable
        under
        this Lease, but any failure to execute such an agreement by Tenant shall
        not
        affect such relocation and adjustments as determined by Landlord.

      

      45.04   
        Notwithstanding
        anything contained herein to the contrary, Landlord and Tenant agree that
        in no
        event shall the fixed annual rent payable hereunder be increased in the event
        the Relocation Space is larger than the Premises. 

      

      
        
          
          

        

        
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      ARTICLE
        46 

      

      FUTURE
        CONDOMINIUM CONVERSION

      

      46.01   
        Tenant
        acknowledges that the Building and the land of which the Premises form a
        part
        may be subjected to the condominium form of ownership prior to the end of
        the
        Term of this Lease. Tenant agrees that if, at any time during the Term, the
        Building and the land shall be subjected to the condominium form of ownership,
        then, this Lease and all rights of Tenant hereunder are and shall be subject
        and
        subordinate in all respects to any condominium declaration and any other
        documents (collectively, the "Declaration")
        which shall be recorded in order to convert the Building and the land of
        which
        the Premises form a part to a condominium form of ownership in accordance
        with
        the provisions of Article 9-B of the Real Property Law of the State of New
        York
        or any successor thereto. If any such Declaration is to be recorded, Tenant,
        upon request of Landlord, shall enter into an amendment of this Lease in
        such
        respects as shall be necessary to conform to such condominiumization, including,
        without limitation, appropriate adjustments to Real Estate Taxes payable
        during
        the Base Tax Year and Tenant's Share, as such terms are defined in Article
        32
        hereof provided that it does not materially increase Tenant’s obligations under
        the Lease or materially decrease the marketable square footage of the Premises.
        

      

       

      ARTICLE
        47

       

      MISCELLANEOUS

      

      47.01   
        This
        Lease represents the entire understanding between the parties with regard
        to the
        matters addressed herein and may only be modified by written agreement executed
        by all parties hereto. All prior understandings or representations between
        the
        parties hereto, oral or written, with regard to the matters addressed herein
        are
        hereby merged herein. Tenant acknowledges that neither Landlord nor any
        representative or agent of Landlord has made any representation or warranty,
        express or implied, as to the physical condition, state of repair, layout,
        footage or use of the Premises or any matter or thing affecting or relating
        to
        Premises except as specifically set forth in this Lease. Tenant has not been
        induced by and has not relied upon any statement, representation or agreement,
        whether express or implied, not specifically set forth in this Lease. Tenant
        shall not be liable or bound in any manner by any oral or written statement,
        broker's "set-up", representation, agreement or information pertaining to
        the
        Premises, the Building or this Agreement furnished by any real estate broker,
        agent, servant, employee or other person, unless specifically set forth herein,
        and no rights are or shall be acquired by Tenant by implication or otherwise
        unless expressly set forth herein. This Lease shall be construed without
        regard
        to any presumption or other rule requiring construction against the party
        causing this agreement to be drafted.

      

      
        
          
          

        

        
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            43
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      ARTICLE
        48 

      

      COMPLIANCE
        WITH LAW

      

      48.01   
        If,
        at any time during the Term hereof, Landlord expends any sums for alterations
        or
        improvements to the Building which are required to be made pursuant to any
        law,
        ordinance or governmental regulation, Tenant shall pay to Landlord, as
        Additional Rent, Tenant’s Share of such cost within ten (10) days after demand
        therefor; provided, however, that if the cost of such alteration or improvement
        is one which is required to be amortized over a period of time pursuant to
        applicable governmental regulations, Tenant shall pay to Landlord, as Additional
        Rent, during each year in which occurs any part of the Term, Tenant’s Share of
        the cost thereof amortized on a straight line basis over an appropriate period,
        but not more than five (5) years. In no event shall Tenant’s Share exceed the
        sum of one ($1.00) dollar per rentable square foot of space per calendar
        year
        during the term of this Lease. Notwithstanding anything to the contrary
        contained herein, in the event that the requirement for the performance of
        any
        such alteration of improvement is attributable to the actions, installations,
        use or manner of use of the Premises by Tenant, then in such event Tenant
        shall
        be responsible to pay the entire cost imposed by Landlord with respect to
        such
        alteration of improvement.

       

      

      

      IN
        WITNESS WHEREOF,
        the said Landlord, and the Tenant have duly executed this Lease as of the
        day
        and year first above written.

       

      
        	 	 	 
	 	SLG
                GRAYBAR SUBLEASE LLC, a New York limited liability company
	 
 	 
 	 
 
	 	By:  	/s/ Gerard T. Nocera
	 	 	
                

              
	 	
                Name: Gerard T. Nocera

                Title: COO

              

      

       

      
        	Witness:	 
	 	 
	/s/ Lisa Manning	 
	
                

              	 
	
                Name:
                  Lisa Manning

                Title:
                  Administrative Assistant

              	 

      

      
         

      

      
        	 	 	 
	 	XENOMICS,
                INC., as Tenant
	 
 	 
 	 
 
	 	By:  	/s/ Gabriele M. Cerrone
	 	
                

              
	 	
                Name:
                  Gabriele M. Cerrone

                Title:
                  Co-Chairman

              

      

      
         

        
          
            	Witness:	 
	 	 
	 	 
	
                    

                  	 
	
                    Name:

                    Title:  

                  	 

          

          
             

          

        

      

      
        
          
          

        

        
          -
            44
            -

          
            

          

        

        
          
          

        

      

       

      RULES
        AND REGULATIONS

      MADE
        A PART OF THIS LEASE

      

      1.
        No animals, birds, bicycles or vehicles shall be brought into or kept in
        the
        Premises. The Premises shall not be used for manufacturing or commercial
        repairing or for sale or display of merchandise or as a lodging place, or
        for
        any immoral or illegal purpose, nor shall the Premises be used for a public
        stenographer or typist; barber or beauty shop; telephone, secretarial or
        messenger service; employment, travel or tourist agency; school or classroom;
        commercial document reproduction; or for any business other than specifically
        provided for in the Tenant’s lease. Tenant shall not cause or permit in the
        Premises any disturbing noises which may interfere with occupants of this
        or
        neighboring Buildings, any cooking or objectionable odors, or any nuisance
        of
        any kind, or any inflammable or explosive fluid, chemical or substance.
        Canvassing, soliciting and peddling in the Building are prohibited, and each
        tenant shall cooperate so as to prevent the same.

      

      2.
        The toilet rooms and other water apparatus shall not be used for any purposes
        other than those for which they were constructed, and no sweepings, rags,
        ink,
        chemicals or other unsuitable substances shall be thrown therein. Tenant
        shall
        not place anything out of doors, windows or skylights, or into hallways,
        stairways or elevators, nor place foot or objects on outside window sills.
        Tenant shall not obstruct or cover the halls, stairways and elevators, or
        use
        them for any purpose other than ingress and egress to or from Tenant’s Premises,
        nor shall skylights, windows, doors and transoms that reflect or admit light
        into the Building be covered or obstructed in any way. All drapes and blinds
        installed by Tenant on any exterior window of the Premises shall conform
        in
        style and color to the Building standard.

      

      3.
        Tenant shall not place a load upon any floor of the Premises in excess of
        the
        load per square foot which such floor was designed to carry and which is
        allowed
        by law. Landlord reserves the right to prescribe the weight and position
        of all
        safes, file cabinets and filing equipment in the Premises. Business machines
        and
        mechanical equipment shall be placed and maintained by Tenant, at Tenant’s
        expense, only with Landlord’s consent and in settings approved by Landlord to
        control weight, vibration, noise and annoyance. Smoking or carrying lighted
        cigars, pipes or cigarettes in the elevators of the Building is
        prohibited.

      

      4.
        Tenant shall not move any heavy or bulky materials into or out of the Building
        or make or receive large deliveries of goods, furnishings, equipment or other
        items without Landlord’s prior written consent, and then only during such hours
        and in such manner as Landlord shall approve and in accordance with Landlord’s
        rules and regulations pertaining thereto. If any material or equipment requires
        special handling, tenant shall employ only persons holding a Master Rigger’s
        License to do such work, and all such work shall comply with all legal
        requirements. Landlord reserves the right to inspect all freight to be brought
        into the Building, and to exclude any freight which violates any rule,
        regulation or other provision of this Lease.

      

      5.
        No sign, advertisement, notice or thing shall be inscribed, painted or affixed
        on any part of the Building, without the prior written consent of Landlord.
        Landlord may remove

       

      
        
          
          

        

        
          -
            45
            -

          
            

          

        

        
          
          

        

      

       

      anything
        installed in violation of this provision, and Tenant shall pay the cost of
        such
        removal and any restoration costs. Interior signs on doors and directories
        shall
        be inscribed or affixed by Landlord at Tenant’s expense. Landlord shall control
        the color, size, style and location of all signs, advertisements and notices.
        No
        advertising of any kind by Tenant shall refer to the Building, unless first
        approved in writing by Landlord.

      

      6.
        No article shall be fastened to, or holes drilled or nails or screws driven
        into, the ceilings, walls, doors or other portions of the Premises, nor shall
        any part of the Premises be painted, papered or otherwise covered, or in
        any way
        marked or broken, without the prior written consent of Landlord.

      

      7.
        No existing locks shall be changed, nor shall any additional locks or bolts
        of
        any kind be placed upon any door or window by Tenant, without the prior written
        consent of Landlord. Two (2) sets of keys to all exterior and interior locks
        shall be furnished to Landlord . At the termination of this Lease, Tenant
        shall
        deliver to Landlord all keys for any portion of the Premises or Building.
        Before
        leaving the Premises at any time, Tenant shall close all windows and close
        and
        lock all doors.

      

      8.
        No Tenant shall purchase or obtain for use in the Premises any spring water,
        ice, towels, food, bootblacking, barbering or other such service furnished
        by
        any company or person not approved by Landlord. Any necessary exterminating
        work
        in the Premises shall be done at Tenant’s expense, at such times, in such manner
        and by such company as Landlord shall require. Landlord reserves the right
        to
        exclude from the Building, from 6:00 p.m. to 8:00 a.m., and at all hours
        on
        Sunday and legal holidays, all persons who do not present a pass to the Building
        signed by Landlord. Landlord will furnish passes to all persons reasonably
        designated by Tenant. Tenant shall be responsible for the acts of all persons
        to
        whom passes are issued at Tenant’s request.

      

      9.
        Whenever Tenant shall submit to Landlord any plan, agreement or other document
        for Landlord’s consent or approval, Tenant agrees to pay Landlord as Additional
        Rent, on demand, an administrative fee equal to the sum of the reasonable
        fees
        of any architect, engineer or attorney employed by Landlord to review said
        plan,
        agreement or document and Landlord’s administrative costs for same.

      

      10.
        The use in the Premises of auxiliary heating devices, such as portable electric
        heaters, heat lamps or other devices whose principal function at the time
        of
        operation is to produce space heating, is prohibited. 

      

      11.
        Tenant shall keep all doors from the hallway to the Premises closed at all
        times
        except for use during ingress to and egress from the Premises. Tenant
        acknowledges that a violation of the terms of this paragraph may also constitute
        a violation of codes, rules or regulations of governmental authorities having
        or
        asserting jurisdiction over the Premises, and Tenant agrees to indemnify
        Landlord from any fines, penalties, claims, action or increase in fire insurance
        rates which might result from Tenant's violation of the terms of this
        paragraph.

      

      
        
          
          

        

        
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            46
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      12.
        Tenant shall be permitted to maintain an "in-house" messenger or delivery
        service within the Premises, provided that Tenant shall require that any
        messengers in its employ affix identification to the breast pocket of their
        outer garment, which shall bear the following information: name of Tenant,
        name
        of employee and photograph of the employee. Messengers in Tenant's employ
        shall
        display such identification at all time. In the event that Tenant or any
        agent,
        servant or employee of Tenant, violates the terms of this paragraph, Landlord
        shall be entitled to terminate Tenant's permission to maintain within the
        Premises in-house messenger or delivery service upon written notice to
        Tenant.

      

      13.
        Tenant will be entitled to three (3) listings on the Building lobby directory
        board, without charge. Any additional directory listing (if space is available),
        or any change in a prior listing, with the exception of a deletion, will
        be
        subject to a fourteen ($14.00) dollar service charge, payable as Additional
        Rent.

      

      14.
        In case of any conflict or inconsistency between any provisions of this Lease
        and any of the rules and regulations as originally or as hereafter adopted,
        the
        provisions of this Lease shall control.

       

      
        
          
          

        

        
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      CLEANING
        SPECIFICATIONS

      

      

      
        	
                A)

              	
                GENERAL
                  CLEANING - NIGHTLY

              
	 	 
	
                -

              	
                Dust
                  sweep all stone, ceramic tile, marble terrazzo, asphalt tile, linoleum,
                  rubber, vinyl and other types of flooring

              
	 	 
	
                -

              	
                Carpet
                  sweep all carpets and rugs four (4) times per week

              
	 	 
	
                -

              	
                Vacuum
                  clean all carpets and rugs, once (1) per week

              
	 	 
	
                -

              	
                Police
                  all private stairways and keep in clean condition

              
	 	 
	
                -

              	
                Empty
                  and clean all wastepaper baskets, ash trays and receptacles; damp
                  dust as
                  necessary

              
	 	 
	
                -

              	
                Clean
                  all cigarette urns and replace sand or water as
                  necessary

              
	 	 
	
                -

              	
                Remove
                  all normal wastepaper and tenant rubbish to a designated area in
                  the
                  premises. (Excluding cafeteria waste, bulk materials, and all special
                  materials such as old desks, furniture etc.)

              
	 	 
	
                -

              	
                Dust
                  all furniture, and window sills as necessary

              
	 	 
	
                -

              	
                Dust
                  clean all glass furniture tops

              
	 	 
	
                -

              	
                Dust
                  all chair rails, trim and similar objects as necessary

              
	 	 
	
                -

              	
                Dust
                  all baseboards as necessary 

              
	 	 
	
                -

              	
                Wash
                  clean all water fountains

              
	 	 
	
                -

              	
                Keep
                  locker and service closets in clean and orderly
                  condition

              
	 	 
	
                B)

              	
                LAVATORIES-NIGHTLY
                  (EXCLUDING PRIVATE & EXECUTIVE LAVATORIES)

              
	 	 
	
                -

              	
                Sweep
                  and mop all flooring

              
	 	 
	
                -

              	
                Wipe
                  clean all mirrors, powder shelves and brightwork, including flushometers,
                  piping toilet seat hinges

              

      

      

      
        
          
          

        

        
          -
            1
            -

          
            

          

        

        
          
          

        

      

       

      
        	
                -

              	
                Wash
                  and disinfect all basins, bowls and urinals

              
	 	 
	
                -

              	
                Wash
                  both sides of all toilet seats

              
	 	 
	
                -

              	
                Dust
                  all partitions, tile walls, dispensers and receptacles

              
	 	 
	
                -

              	
                Empty
                  and clean paper towel and sanitary disposal receptacles

              
	 	 
	
                -

              	
                Fill
                  toilet tissue holders, soap dispensers and towel dispensers; materials
                  to
                  be furnished by Landlord

              
	 	 
	
                -

              	
                Remove
                  all wastepaper and refuse to designated area in the
                  premises

              
	 	 
	
                C)

              	
                LAVATORIES-PERIODIC
                  CLEANING (EXCLUDES PRIVATE & EXECUTIVE LAVATORIES)
                  

              
	 	 
	
                -

              	
                Machine
                  scrub flooring as necessary

              
	 	 
	
                -

              	
                Wash
                  all partitions, tile walls, and enamel surfaces periodically, using
                  proper
                  disinfectant when necessary

              
	 	 
	
                D)

              	
                DAY
                  SERVICES - DUTIES OF THE DAY PORTERS

              
	 	 
	
                -

              	
                Police
                  ladies' restrooms and lavatories, keeping them in clean
                  condition

              
	 	 
	
                -

              	
                Fill
                  toilet dispensers; materials to be furnished by
                  Landlord

              
	 	 
	
                -

              	
                Fill
                  sanitary napkin dispensers; materials to be furnished by
                  Landlord

              
	 	 
	
                E)

              	
                SCHEDULE
                  OF CLEANING

              
	 	 
	
                -

              	
                Upon
                  completion of the nightly chores, all lights shall be turned off,
                  windows
                  closed, doors locked and offices left in a neat and orderly
                  condition

              
	 	 
	
                -

              	
                All
                  day, nightly and periodic cleaning services as listed herein, to
                  be done
                  five nights each week, Monday through Friday, except Union and
                  Legal
                  Holidays

              
	 	 
	
                -

              	
                All
                  windows from the 2nd floor to the roof will be cleaned inside out
                  quarterly, weather permitting 

              

      

       

      
        
          
          

        

        
          -
            2
            -

          
            

          

        

        
          
          

        

      

       

      EXHIBIT
        A

       

      
        
          
          

        

        
          -
            3
            -

          
            

          

        

        
          
          

        

      

       

      EXHIBIT
        B

      

      FIXED
        ANNUAL RENT SCHEDULE

      

      

      
        
          	
                  DATES

                	
                  ANNUAL
                    RENT

                	
                  MONTHLY

                  INSTALLMENT

                

        

        
          	
                   

                  September
                    15, 2004 - September 30, 2005

                	
                   

                  $71,649.50

                	
                   

                  $5,970.79

                
	
                   

                  October
                    1, 2005 - September 30, 2006

                	
                   

                  $73,082.49

                	
                   

                  $6,090.20

                
	
                   

                  October
                    1, 2006 - September 30, 2007

                	
                   

                  $74,544.14

                	
                   

                  $6,212.01

                
	
                   

                  October
                    1, 2007 - September 30, 2008

                	
                   

                  $76,035.02

                	
                   

                  $6,336.25

                
	
                   

                  October
                    1, 2008 - September 30, 2009

                	
                   

                  $77,555.72

                	
                   

                  $6,462.98

                
	
                   

                  October
                    1, 2009 - September 30, 2010

                	
                   

                  $79,106.84

                	
                   

                  $6,592.24

                
	
                   

                  October
                    1, 2010 - September 30, 2011

                	
                   

                  $80,688.97

                	
                   

                  $6,724.08

                

        

      

    

     

    
      
        
        

      

      
        -
          4
          -

        
          

        

      

      
        
        

      

    

     

    
      EXHIBIT
        C

       

       

      
        	
                (i)

              	
                Pursuant
                  to the plans annexed hereto and made a part hereof as Exhibit C-1,
                  Landlord shall construct and install a glass-walled conference
                  room using
                  building standard materials, in a building standard manner.
                  

              

      

       

       

      -
        5
        -Lease Agreement between Princeton Corporate Plaza, LLC and Xenomics, Inc.

    
       

       

      THIS
        LEASE AGREEMENT,
        made this this 7th day of July 2004, 

      

      
        	
                Between           
                  Princeton
                  Corporate Plaza, LLC,
                  

              
	 	
                a
                  New Jersey limited liability company, located at 7 Deer Park Drive,
                  Suite
                  A, in the Township of South Brunswick in the County of Middlesex
                  and State
                  of New Jersey and having a postal address at Monmouth Junction,
                  NJ 08852 (
                  “Landlord”),

              
	 	 	 	 
	
                And

              	
                            
                  Xenomics, Inc.,
                  

              
	 	
                a
                  California Corporation, located at 6034 Montery Avenue, in the
                  City of
                  Richmond in the County of Contra Costa and State of California
                  and
                  having a postal code of 94805 ( “Tenant”);

              
	 	 	 	 
	 	
                Witnesseth
                  that Landlord does hereby lease to Tenant and Tenant does hereby
                  rent from
                  Landlord, the following described premises: approximately 3,698
                  square
                  feet of space in Landlord’s building at 1 Deer Park Drive, Suite F (the
                  “Demised
                  Premises”),
                  in the Township of South Brunswick in the County of Middlesex and
                  State of
                  New Jersey being known as Block 97 Lot 13.04 on the tax map of
                  the
                  Township of South Brunswick (the “Property”)
                  and being further described as the cross-hatched area on the Demised
                  Premises Plan marked Exhibit
                  A
                  attached hereto and made a part hereof, for a Term
                  of two (2) years, commencing on September 1, 2004 (the “Commencement
                  Date”)
                  and ending on August 31, 2006 (the “Expiration
                  Date”),
                  to be used and occupied only and for no other purpose than office
                  and
                  laboratory (the “Use”),
                  provided, however, that said Use shall be strictly limited and
                  subject to
                  the activities set forth in Tenant’s Application for Nonresidential Use
                  Performance Standards and Tenancy Review submitted to and approved
                  by the
                  Township of South Brunswick regardless of whether said approval
                  has been
                  received as of the date of execution of this Lease (the “Tenancy
                  Review”).

              
	 	 	 	 
	
                Upon
                  the following Conditions and Covenants:

              
	 	 	 	 
	
                1st

              	
                Payment
                  of Rent.
                  Commencing on the Commencement Date, Tenant
                  covenants and agrees to pay to Landlord, as Base
                  Rent
                  for and during the Term hereof without defense, demand or offset,
                  the sum
                  of One Hundred Seventy Seven Thousand Five Hundred Four Dollars
                  and no/100
                  Dollars ($177,504.00) payable on the first day of each month during
                  the
                  Term in the following manner: $7,396.00 per month together
                  with such Additional Rent as may hereinafter be provided (collectively,
                  the “Rent”).
                  If the Commencement Date shall fall on a day other than the first
                  day of a
                  month, the Base Rent and any Additional Rent payable hereunder
                  shall be
                  apportioned for the number of days remaining in that month from
                  the
                  Commencement Date through the last day of the calendar month in
                  which the
                  Commencement Date occurs.

              
	 	 	 	 
	
                2nd

              	
                Advance
                  Rental.
                  Upon the execution hereof, Tenant shall pay $24,820.00 to Landlord
                  representing:

              
	 	 	 	 
	 	
                1)
                  

              	
                one
                  month’s advance rental (applied to the first month’s rent) broken out as
                  follows: 

              
	 	 	 	 
	 	 	
                one
                  (1) month’s Base Rent in the amount of $7,396.00 

              
	 	 	
                one-twelfth
                  (1/12) of Tenant’s Proportionate Share of estimated annual Operating
                  Expenses $1,310.00 

              
	 	 	
                one
                  (1) month's HVAC maintenance in the amount of $90.00

              
	 	 	
                one
                  (1) month's gas and electric usage in the amount of $1,232.00
                  

              
	 	 	 
	 	
                2)
                  

              	
                the
                  security required hereunder in the amount of $14,792.00

              
	 	 	 	 
	
                3rd

              	
                Not
                  Used.

              
	 	 	 	 
	
                4th

              	
                Security.
                  Tenant has this day deposited with Landlord the sum of $14,792.00,
                  as
                  security for the pay-ment of the Rent hereunder and the full and
                  faithful
                  performance by Tenant of the covenants and conditions on the part
                  of
                  Tenant to be performed. Said sum shall be returned to Tenant, without
                  interest, after the expiration of the Term hereof provided that
                  Tenant has
                  fully and faithfully performed all such covenants and conditions
                  on the
                  part of Tenant to be performed. During the Term hereof, Landlord
                  may, if
                  Landlord so elects, have recourse to such security, to make good
                  any
                  default by Tenant in which event Tenant, shall, on demand, promptly
                  restore said security to its original amount. Liability to repay
                  said
                  security to Tenant shall run with the reversion and title to the
                  Demised
                  Premises, whether any change in ownership thereof be by voluntary
                  alienation or as the result of judicial sale, foreclosure or other
                  proceedings, or the exercise of a right of taking or entry by any
                  mortgagee. Landlord shall have the right to assign or transfer
                  said
                  security for the benefit of Tenant, to
                  any subsequent owner or holder of the reversion or title to the
                  Demised
                  Premises, in which case the assignee shall become liable for the
                  repayment
                  thereof as herein provided, and the assignor shall be deemed to
                  be
                  released by Tenant from all liability to return such security.
                  This
                  provision shall be applicable to every alienation or change in
                  title and
                  shall in no way be deemed to permit Landlord to retain the security
                  after
                  termination of Landlord’s ownership of the reversion or title. Tenant
                  shall not mortgage, encumber or assign said security without the
                  prior
                  written consent of Landlord.

              
	 	 	 	 
	
                5th

              	
                Net
                  Lease.
                  It is the purpose and intent of Landlord and Tenant that the Base
                  Rent
                  shall be net to Landlord, so that this Lease shall yield, net to
                  Landlord,
                  the Base Rent specified in the 1st
                  Section of this Lease in each year during the Term of this Lease.
                  All
                  costs, expenses, taxes, damages and charges of every kind and nature
                  relating to the Demised Premises (except any payment on account
                  of
                  interest and principal under any mortgages or deeds of trust) which
                  may
                  arise or become due during the Term of this Lease shall be paid
                  by
                  Tenant.

              
	 	 	 	 
	
                6th

              	
                Proportionate
                  Share.

              
	 	
                1)

              	
                The
                  approximate area of the Demised Premises leased to Tenant is approximately
                  3,698 square feet. The total area of the building of which the
                  Demised
                  Premises are a part is approximately 60,097 square feet.
                  

              

      

      

      
        
          
          

        

        
          1

          
            

          

        

        
          
          

        

      

      

      
        	 	 	Tenant's
                share of costs
                and charges, if applicable, as set forth in this Lease shall be determined
                by dividing the square footage of the Demised Premises by the total
                square
                footage of the building of which the Demised Premises is a part (“Tenant’s
                Proportionate Share”).
                As of the Commencement Date it is, therefore, established that Tenant's
                Proportionate Share is six and fifteen one-hundredths percent
                (6.15%).
	 	 	 
	 	
                2)

              	
                Tenant’s
                  Proportionate Share shall be adjusted from time to time as appropriate
                  based upon adjustments to the total square footage of the building
                  and/or
                  the square footage rented by Tenant.

              
	 	 	 
	
                7th

              	
                Operating
                  Expenses.

              
	 	
                1)

              	
                It
                  is understood and agreed that in addition to the Base Rent to be
                  paid by
                  Tenant during the Term of this Lease and any renewals thereof,
                  Tenant
                  shall pay to Landlord Tenant’s Proportionate Share of all taxes,
                  assessments, water rents, rates and charges, sewer rents and other
                  governmental impositions. Tenant shall also pay Tenant’s Proportionate
                  Share of Landlord’s cost of the operation of common area appurtenances,
                  the maintenance, repairs and replacements of and for the building
                  of which
                  the Demised Premises are a part, the maintenance, repair and replacement
                  of the parking lot, sidewalks, curbs and landscaped areas, which
                  shall
                  include but not necessarily be limited to the following: cleaning,
                  sweeping, snow removal, striping, landscaping, insurance, lighting,
                  trash
                  removal, and policing if necessary, plus an administrative charge
                  of
                  fifteen percent (15%) of said costs (“Operating
                  Expenses”).

              
	 	 	 
	 	
                2)

              	
                Nothing
                  herein contained shall require or be construed to require Tenant
                  to pay
                  any inheritance, estate, succession, transfer, gift, franchise,
                  corporation, income or profit tax, or capital levy that is or may
                  be
                  imposed upon or that is or may be payable by Landlord, its successors
                  or
                  assigns.

              
	 	 	 
	 	
                3)

              	
                Commencing
                  on the Commencement Date, Tenant shall pay monthly Tenant’s Proportionate
                  Share of Operating Expenses based upon Landlord’s reasonable estimate of
                  the current year expenses due from Tenant. Thereafter, Landlord
                  shall
                  provide an actual statement of expenses to Tenant on a calendar
                  year basis
                  and Tenant shall pay or receive a credit for the difference between
                  the
                  actual amount and the estimate. Tenant's subsequent monthly estimated
                  payments shall be adjusted accordingly. Upon Tenant's request,
                  Landlord
                  shall provide to Tenant copies of invoices substantiating the statement
                  of
                  actual expenses. To the extent that Landlord incurs expenses that
                  are
                  disproportionately allocable to Tenant as a result of Tenant's
                  occupancy
                  as determined by Landlord, Tenant's Proportionate Share shall not
                  apply to
                  said disproportionate expense items and Tenant shall pay the amount
                  that
                  is actually incurred by Landlord as a result of its
                  tenancy.

              
	 	 	 
	 	
                4)

              	
                Landlord’s
                  cost for regular HVAC maintenance to units servicing the Demised
                  Premises
                  shall be billed monthly to Tenant as a separate item.

              
	 	 	 
	 	
                5)

              	
                Should
                  Tenant's maintenance or service requirements exceed the standard
                  supplied
                  to the other tenants of the Property, Tenant shall pay the additional
                  costs attributable to such extra requirements. Said additional
                  costs will
                  be billed to Tenant either (i) as incurred or (ii) with the annual
                  Operating Expense reconciliation, in the sole discretion of
                  Landlord.

              
	 	 	 
	 	
                6)

              	
                All
                  taxes, charges, costs and expenses which Tenant assumes or agrees
                  to pay
                  under any provisions of this Lease together with all interest and
                  penalties that may accrue thereon in the event of Tenant's failure
                  to pay
                  the same as herein provided shall be deemed to be Additional Rent
                  and, in
                  the event of non-payment, Landlord shall have all the rights and
                  remedies
                  herein provided in the case of non-payment of Rent.

              
	 	 	 
	
                8th

              	
                Taxes,
                  Licenses and Fees.
                  Tenant shall make timely payment of all ad valorem or other taxes
                  and
                  assessments levied upon Tenant’s stock of merchandise, fixtures,
                  furnishings, furniture, equipment, supplies and other property
                  located on
                  or used in connection with the Demised Premises and of all privilege
                  and
                  business licenses, fees, taxes and similar charges.

              
	 	 	 
	
                9th

              	
                Tenant's
                  Electric Responsibility.

              
	 	
                1)

              	
                All
                  electrical current utilized by Tenant within the Demised Premises,
                  including, without limitation, HVAC shall be at Tenant's sole cost
                  and
                  expense. Landlord shall not be liable for any inconvenience or
                  harm caused
                  by any stoppage or reduction of any utilities and services, and
                  in no
                  event shall the stoppage of any utilities and services excuse Tenant
                  from
                  the timely payment of Rent. 

              
	 	 	 
	 	
                2)

              	
                Landlord
                  may install a separate meter to measure Tenant’s use of electricity and,
                  in such event, Tenant shall, at Tenant’s sole cost and expense, arrange
                  and pay for all utilities and services required for the Demised
                  Premises,
                  including payment of any deposit which may be required by the utility
                  company. 

              
	 	 	 
	 	
                3)

              	
                In
                  the event a separate meter is not provided, then bills shall be
                  rendered
                  to Tenant based upon an estimated amount of $924.00 per month.
                  The
                  estimated amount may be adjusted from time to time based upon changes
                  in
                  utility company rates or if, in the judgment of Landlord, Tenant's
                  demand
                  and consumption varies from this estimate. The amount thereof shall
                  be
                  deemed to be Additional Rent and shall be due and payable at the
                  same time
                  as the monthly installments of Rent shall be due from Tenant.
                  

              
	 	 	 
	
                10th

              	
                Tenant's
                  Gas Usage Responsibility.

              
	 	
                1)

              	
                Landlord
                  shall provide Tenant heat at Tenant's sole cost and expense. All
                  gas usage
                  utilized by Tenant within the Demised Premises shall be strictly
                  at
                  Tenant's sole cost and expense. Landlord shall not be liable for
                  any
                  inconvenience or harm caused by any stoppage or reduction of any
                  utilities
                  and services, and in no event shall the stoppage of any utilities
                  and
                  services excuse Tenant from the timely payment of
                  Rent.

              

      

       

      
        
          
          

        

        
          2

          
            

          

        

        
          
          

        

      

       

      
        	 	
                2)

              	
                Landlord
                  may install a separate meter to measure Tenant's gas usage and,
                  in such
                  event, Tenant shall, at Tenant’s sole cost and expense, arrange and pay
                  for all utilities and services required for the Demised Premises,
                  including payment of any deposit which may be required by the utility
                  company. 

              
	 	 	 	 
	 	
                3)

              	
                In
                  the event a separate meter is not provided, then bills shall be
                  rendered
                  to Tenant based upon an estimated amount of $308.00 per month.
                  The
                  estimated amount may be adjusted from time to time based upon changes
                  in
                  utility company rates or if, in the judgment of Landlord, Tenant's
                  demand
                  and consumption varies from this estimate. The amount thereof shall
                  be
                  deemed to be Additional Rent and shall be due and payable at the
                  same time
                  as the monthly installments of Rent shall be due from
                  Tenant

              
	 	 	 	 
	
                11th

              	
                Acceptance
                  and Workletter.

              
	 	
                1)

              	
                Landlord
                  shall complete at its own expense and in a good and workmanlike
                  manner all
                  of the alterations set forth on Exhibit
                  B
                  (“Landlord’s
                  Work”)
                  attached hereto and made a part hereof.

              
	 	 	 	 
	 	
                2)

              	
                Tenant
                  acknowledges that it has inspected and examined the Demised Premises
                  and,
                  except as set forth in Exhibit
                  B,
                  has entered into this Lease without any representations on the
                  part of
                  Landlord, its agents or representatives as to the condition thereof,
                  and,
                  except as set forth in Exhibit
                  B,
                  is leasing and accepting the Demised Premises “as-is” and “where-is”. No
                  representations or promises, except as specified herein, have been
                  made by
                  or on behalf of Landlord, its agents, employees or representatives,
                  or by
                  any real estate broker, prior to or at the execution of this Lease,
                  and
                  Landlord is not bound by, and Tenant will make no claim on account
                  of, any
                  representation, promise or assurance, expressed or implied, with
                  respect
                  to conditions, repairs, improvements, services, accommodations,
                  concessions or any other matter, other than as contained
                  herein.

              
	 	 	 	 
	
                12th

              	
                Commencement
                  Date.

              
	 	
                1)

              	
                The
                  Commencement Date shall be earlier or later than the date set forth
                  at the
                  beginning of this Lease under the following
                  circumstances:

              
	 	 	 	 
	 	 	
                a)
                  

              	
                The
                  Lease will not commence until the work listed in Exhibit
                  B,
                  to be performed by Landlord, is substantially completed, unless
                  Tenant
                  chooses to occupy the Demised Premises, or any part thereof, prior
                  to
                  substantial completion, in which case the Commencement Date shall
                  be the
                  date of said occupancy by Tenant and the Expiration Date shall
                  be the last
                  day of the month immediately preceding the 2nd anniversary of the
                  Commencement Date. 

              
	 	 	 	 
	 	 	
                b)
                  

              	
                Except
                  as provided in the preceding paragraph, the Commencement Date will
                  not be
                  altered if the work listed in Exhibit
                  B,
                  to be performed by Landlord, is not substantially completed due
                  to
                  (i)changes requested by Tenant to Exhibit
                  B
                  after this Lease was executed or (ii) the failure of Tenant to
                  promptly
                  provide Landlord with any information necessary for the timely
                  completion
                  of the work listed in Exhibit
                  B
                  or (iii) the failure of Tenant to cooperate with Landlord in completion
                  of
                  the work listed in Exhibit
                  B
                  to such an extent as to cause the delay.

              
	 	 	 	 
	 	
                2)
                  

              	
                If
                  the Commencement Date occurs other than on the first day of a month,
                  the
                  Expiration Date shall be the last day of the calendar month in
                  which the
                  2nd anniversary of the Commencement Date occurs. Substantial completion
                  shall be deemed to have occurred even though (i) minor details
                  of
                  Landlord’s work remain to be done, provided such details do not materially
                  interfere with the Tenant’s occupancy of the Demised Premises, or (ii) any
                  work or installation other than Landlord’s work being performed by Tenant
                  itself has not been completed.

              
	 	 	 	 
	 	
                3)

              	
                Landlord
                  shall not be liable for failure to give possession of the Demised
                  Premises, or any part thereof, upon the Commencement Date by reason
                  of the
                  fact that the Demised Premises, or any part thereof, are not ready
                  for
                  occupancy, or due to a prior tenant holding over in the Demised
                  Premises
                  or due to any other person being in possession of the Demised Premises
                  or
                  for any other reason.

              
	 	 	 	 
	
                13th

              	
                Repairs
                  and Care.
                  Tenant has examined the Demised Premises and has entered into this
                  Lease
                  without any representation on the part of Landlord as to the condition
                  thereof. Tenant shall take good care of the Demised Premises and
                  shall at
                  Tenant’s sole cost and expense, make all repairs, including painting and
                  decorating, and shall maintain the Demised Premises in good condition
                  and
                  state of repair. Tenant shall neither encumber nor obstruct the
                  sidewalks,
                  driveways, yards, entrances, hallways and stairs in and about the
                  Property, but shall keep and maintain the same in a neat and clean
                  condition as to its own activities, free from debris, trash and
                  refuse.

              
	 	 	 	 
	
                14th

              	
                Glass,
                  Damage and Repairs.
                  In case of the destruction of or any damage to the glass in the
                  Demised
                  Premises, or the destruction of or damage of any kind whatsoever
                  to the
                  Property, which is caused by the carelessness, negligence or improper
                  conduct on the part of Tenant or Tenant’s agents, employees, guests
                  licensees, invitees, subtenants, assignees or successors, Tenant
                  shall
                  promptly repair at its sole cost and expense said damage or replace
                  or
                  restore said glass at Tenant’s sole cost and expense.

              
	 	 	 	 
	
                15th

              	
                Utilities.
                  Tenant shall be responsible for the cost of the prompt repair of
                  any
                  utility, ventilating, heating, air conditioning, electrical, gas
                  and other
                  utility lines within the Demised Premises, except if damage outside
                  the
                  Demised Premises is caused by the acts or omissions of Tenant,
                  its agents,
                  servants or employees, in which event Tenant shall likewise be
                  responsible
                  for the cost of repair of such damage outside the Demised Premises.
                  Landlord will guarantee the HVAC and electrical systems for the
                  period of
                  one (1) year from the Commencement Date except in the case where
                  damage is
                  due to the acts or omissions of Tenant, including, but not limited
                  to,
                  Tenant’s failure to reimburse Landlord its HVAC maintenance charges.
                  Landlord shall not be liable for any inconvenience or harm caused
                  by any
                  stoppage or reduction of any utilities and services, and in no
                  

              

      

       

      
        
          
          

        

        
          3

          
            

          

        

        
          
          

        

      

       

      
        	 	event
                shall
                the stoppage or reduction of any utilities and services excuse Tenant
                from
                the timely payment of Rent.
	 	 
	
                16th

              	
                Alterations
                  and Improvements.

              
	 	
                1)

              	
                No
                  alterations, additions or improvements shall be made, and no climate
                  regulating, air conditioning, cooling, heating or sprinkler systems,
                  television or radio antennas, heavy equipment, apparatus or fixtures,
                  shall be installed in or attached to the Demised Premises, without
                  the
                  prior written consent of Landlord, which shall not be unreasonably
                  withheld, and the issuance of all required permits from all government
                  agencies having jurisdiction. Except as provided below, all such
                  alterations, additions or improvements installed
                  in or attached to the Demised Premises shall belong to and become
                  the
                  property of Landlord and be surrendered with the Demised Premises
                  and as a
                  part thereof upon the expiration or sooner termination of this
                  Lease,
                  without hindrance, molestation or injury.

              
	 	 	 
	 	
                2)

              	
                Provided
                  that Tenant is not in default of any of the terms of this Lease,
                  Tenant
                  shall have the right to remove any trade fixtures which were installed
                  at
                  Tenant’s sole cost and expense; provided, however, that (i) Tenant shall
                  not remove any equipment, furnishings or mechanical fixtures that
                  are
                  fixed in place and mechanically or electrically connected to the
                  building
                  and/or its systems and (ii)Tenant shall restore the Demised Premises
                  to
                  the condition existing prior to the installation of the trade fixtures
                  which are removed, reasonable wear and tear excepted.

              
	 	 	 
	
                17th

              	
                Construction
                  Lien.
                  If any construction, mechanics’ or other liens shall be created or filed
                  against the Demised Premises by reason of labor per-formed or materials
                  furnished for Tenant in the creation, construction, completion,
                  alteration, repair or addition to any building or improvement,
                  Tenant
                  shall, at Tenant’s sole cost and expense within ten (10) days of filing,
                  cause
                  such lien or liens to be satisfied and discharged of record together
                  with
                  any other liens that may have been filed. Failure to discharge
                  said liens
                  within the aforesaid ten (10) day period shall entitle Landlord
                  to resort
                  to such remedies as are provided herein in the case of any default
                  of this
                  Lease, in addition to any remedies permitted by law.

              
	 	 	 
	
                18th

              	
                Tenant
                  Loans and Landlord Subordination.
                  Should Tenant desire to use its property located within the Demised
                  Premises as collateral on any loan, Landlord shall not be required
                  to
                  execute any documents evidencing its consent and subordination
                  to any such
                  loan unless and until Landlord has been provided with true copies
                  of all
                  of the loan documents, including, but not limited to, the note,
                  the
                  security agreement and a complete description of the proposed collateral.
                  Any such consent and subordination documents shall be in a form
                  and under
                  terms and conditions that are acceptable to Landlord.

              
	 	 	 
	
                19th

              	
                Signs.
                  Tenant shall not place any signs of any kind whatsoever upon, in
                  or about
                  the Property or any part thereof, except of a design and structure
                  and in
                  or at such places as may be indicated and consented to by Landlord
                  in
                  writing. In case Landlord or Landlord’s agents, employees or
                  representatives shall deem it necessary to
                  remove any such signs in order to
                  paint or make any repairs, alterations or improvements in or upon
                  the
                  Property or any part thereof, they may be so removed, but shall
                  be
                  replaced at Landlord’s expense when the said repairs, alterations or
                  improvements shall have been completed. Any signs permitted by
                  Landlord
                  shall at all times conform with all municipal ordinances or other
                  laws and
                  regulations applicable thereto. Landlord’s consent shall not be required
                  for signs placed within the Demised Premises which are not visible
                  from
                  outside the Demised Premises.

              
	 	 	 
	
                20th

              	
                End
                  of Term.
                  Upon the Expiration Date or sooner termination of this Lease, Tenant
                  shall: (a) leave the Demised Premises in a “broom clean” condition; (b)
                  remove all of Tenant’s property; (c) remove all signs in and about the
                  Demised Premises and restore that portion of the Demised Premises
                  on which
                  they were placed; (d) repair all damage caused by moving; and (e)
                  return
                  the Demised Premises to Landlord in the same condition as it was
                  at the
                  beginning of the Term, except for normal wear and tear.

              
	 	 	 
	
                21st

              	
                Removal
                  of Tenant’s Property.
                  Any equipment, fixtures, goods or other property of Tenant not
                  removed by
                  Tenant upon the expiration or sooner termi-nation of this Lease
                  or upon
                  any quitting, vacating or abandonment of the Demised Premises by
                  Tenant,
                  or upon Tenant’s eviction, shall be considered as abandoned and Landlord
                  shall have the right, without any notice to Tenant, to sell or
                  otherwise
                  dispose of the same, at the sole cost and expense of Tenant, and
                  shall not
                  be accountable to Tenant for any part of the proceeds of such sale,
                  if
                  any.

              
	 	 	 
	
                22nd

              	
                Compliance
                  with Laws, Etc.
                  Tenant shall promptly comply with (i) all laws, ordinances, rules,
                  regulations, requirements and directives of the Federal, State
                  and
                  Municipal governments or public authorities and of all of their
                  departments, bureaus and subdivisions, applicable to and affecting
                  the
                  Demised Premises, its use and occupancy, for the correction, prevention
                  and abatement of nuisances, violations or other grievances in,
                  upon or
                  connected with the Demised Premises, during the Term; and (ii)
                  all orders,
                  regulations, requirements and directives of the Board of Fire Underwriters
                  or similar authority; and (iii) the requirements of any insurance
                  companies which have issued or are about to issue policies of insurance
                  covering the Property and/or its contents, for the prevention of
                  fire or
                  other casualty, damage or injury, at Tenant’s sole cost and
                  expense.

              
	 	 	 
	
                23rd

              	
                Environmental
                  Matters.

              
	 	
                1)

              	
                Tenant
                  warrants and represents that, with respect to maintenance and operations
                  thereon of the Demised Premises and any other premises that it
                  occupies
                  anywhere in the United States, it is in compliance with all laws,
                  ordinances, rules, regulations and policies of any government authority
                  having jurisdiction regarding the environment, human health or
                  safety
                  (collectively, “Environmental
                  Laws”),
                  including, but not limited to, its storage and use of chemicals,
                  its
                  generation and disposal of hazardous wastes and the training, education
                  and safety of its employees.

              

      

       

      
        
          
          

        

        
          4

          
            

          

        

        
          
          

        

      

       

      
        	 	
                2)

              	
                Tenant
                  shall remain in compliance with the above representations during
                  its
                  entire occupancy of the Property or any part thereof.

              
	 	 	 
	 	
                3)

              	
                Landlord
                  and Landlord’s agents, employees or other representatives shall have the
                  right to demand documentation supporting these representations.
                  The
                  failure of Tenant to supply any documentation so demanded within
                  sixty
                  (60) days of written notice of such demand (or immediately in the
                  case of
                  an emergency or suspected violation) shall entitle Landlord to
                  the option
                  of canceling this Lease, and the Term hereof is hereby expressly
                  limited
                  accordingly.

              
	 	 	 
	 	
                4)

              	
                Tenant
                  shall comply with all of the terms of Exhibit
                  C
                  which is attached hereto and made a part hereof.

              
	 	 	 
	
                24th

              	
                Restriction
                  of Use.

              
	 	
                1) 

              	
                Tenant
                  shall not occupy or use the Demised Premises or any part thereof,
                  nor
                  permit or suffer the same to be occupied or used for any purposes
                  other
                  than for the Use, nor for any purpose deemed unlawful, disreputable,
                  or
                  extra-hazardous on account of fire or other casualty, nor in a
                  manner
                  which interferes with other tenants in the beneficial use of their
                  premises.

              
	 	 	 
	 	
                2) 

              	
                Tenant
                  covenants and agrees not to suffer, allow or permit any offensive
                  or
                  obnoxious vibration, noise, odor or other undesirable effect to
                  emanate
                  from the Demised Premises or from any machine, equipment or other
                  installation therein, or otherwise suffer, allow or permit the
                  same to
                  constitute a nuisance or otherwise interfere with the safety, comfort
                  or
                  convenience of Landlord or any of the other tenants or occupants
                  of the
                  building or their customers, clients, patron, guests, agents or
                  invitees,
                  or any others lawfully in or upon the Property. Tenant, and its
                  employees,
                  customers, clients, patrons, guests, agents or invitees, shall
                  not make or
                  commit any unreasonable noises or disturbances of any kind in the
                  Demised
                  Premises, nor anywhere else on the Property, nor mark or defile
                  the water
                  closets, toilet rooms or the walls, windows, doors or any other
                  part of
                  the Property, nor interfere in any way with other tenants or those
                  having
                  business in the Property. Tenant, and its employees, customers,
                  clients,
                  patrons, guests, agents or invitees, shall comply with the State
                  of New
                  Jersey’s law regarding smoking in pubic places and will only smoke in
                  designated areas. 

              
	 	 	 
	 	
                3) 

              	
                Tenant
                  shall not conduct, nor permit any other person to conduct, any
                  auction
                  upon the Demised Premises. Tenant shall not permit the Demised
                  Premises to
                  be used for gambling or any other illegal activity. Canvassing,
                  soliciting
                  and peddling on the Property are prohibited, and Tenant shall cooperate
                  to
                  prevent the same.

              
	 	 	 
	
                25th

              	
                Assignment
                  and Sublet.

              
	 	
                1)

              	
                Tenant
                  shall not, without the prior written consent of Landlord, assign,
                  mortgage
                  or hypothecate this Lease, nor sublet or sublease the Demised Premises
                  or
                  any part thereof or permit any other person or business to use
                  the Demised
                  Premises except as permitted in this 25th
                  Section .
                  If Tenant shall be a corporation, limited liability company or
                  partnership, more than fifty percent (50%) of the stock, membership
                  interests or partnership interests, as the case may be, shall be
                  deemed an
                  assignment of this Lease and subject to the provisions of this
                  Section.
                  The provisions of this Section shall be binding upon the legal
                  representatives of Tenant and every person to whom Tenant’s interest under
                  this Lease passes by operation of law or otherwise, except that
                  it shall
                  not apply to an assignment or subletting to an affiliate, a subsidiary
                  or
                  related entity of Tenant, nor to the sale of Tenant’s business or in
                  connection with a merger or consolidation (collectively, a “Permitted
                  Transfer”),
                  provided that Tenant has notified Landlord of the Permitted Transfer
                  and
                  supplied Landlord with any reasonable information and documentation
                  it may
                  request.

              
	 	 	 
	 	
                2)
                  

              	
                Provided
                  Tenant is not in default under any of the terms or conditions of
                  this
                  Lease, Landlord will not unreasonably withhold consent to a partial
                  sublet
                  of the Demised Premises, provided that Tenant remains in occupancy
                  of the
                  Demised Premises and that the subtenant does not violate any of
                  the terms
                  of this Lease.

              
	 	 	 
	 	
                3)
                  

              	
                If
                  Tenant requests Landlord’s consent to an assignment of this Lease or a
                  subletting of all or any part of the Demised Premises, Tenant shall
                  submit
                  to Landlord: (i) the name of the proposed assignee or subtenant;
                  (ii) the
                  terms of the proposed assignment or subletting; (iii) the nature
                  of the
                  proposed assignee or subtenant’s business and its proposed use of the
                  Demised Premises; (iv) such information as to the financial responsibility
                  and general reputation of the proposed assignee or subtenant as
                  Landlord
                  may require; and (v) a summary of plans and specifications for
                  revising
                  the floor layout of the Demised Premises.

              
	 	 	 
	 	
                4)

              	
                Upon
                  receipt of all such information from Tenant, Landlord shall have
                  the
                  option, to be exercised in writing within thirty (30) days after
                  such
                  receipt, to cancel and terminate this Lease if the request is to
                  assign
                  this Lease or to sublet all or substantially all of the Demised
                  Premises
                  or, if the request is to sublet a portion of the Demised Premises
                  only, to
                  cancel and terminate this Lease with respect to such portion, in
                  each case
                  as of the date set forth in Landlord’s notice of exercise of such option
                  which shall not be less than thirty (30) nor more than ninety (90)
                  days
                  after the date of such notice. If Landlord shall fail to exercise
                  its
                  option to cancel and terminate this Lease with respect to all or
                  a part of
                  the Demised Premises as above provided, Landlord shall not thereby
                  be
                  deemed to have consented to the proposed assignment or subletting,
                  unless,
                  prior to the expiration of the aforesaid thirty (30) day period,
                  Landlord
                  shall have delivered its written consent thereto to
                  Tenant.

              
	 	 	 
	 	
                5)

              	
                If
                  Landlord shall cancel this Lease in whole or in part as above provided,
                  Tenant shall surrender possession of the Demised Premises, or the
                  portion
                  of the Demised Premises which is the subject of the request, as
                  the case
                  may be, on the date set forth in such notice in accordance with
                  the
                  provisions of this Lease relating to surrender of the Demised Premises.
                  If
                  this Lease shall be cancelled as to a portion of the Demised Premises
                  only, (i) the Rent payable by Tenant hereunder shall be adjusted
                  proportionately by multiplying the Rent

              

      

      

      
        
          
          

        

        
          5

          
            

          

        

        
          
          

        

         

      

      
        	 	 	then in
                effect by a
                fraction, the numerator of which is the number of rentable square
                feet in
                the portion of the Demised Premises to be retained and the denominator
                of
                which is the rentable square feet of the entire Demised Premises
                leased at
                the time of Tenant’s request for consent to the assignment or sublet, and
                (ii) Landlord, at Landlord’s expense, shall have the right to make any
                alterations to the Demised Premises required, in Landlord’s judgment, to
                make the portion of the Demised Premises surrendered a self-contained
                rental unit with access through corridors to any and all common areas,
                elevators, toilets and amenities serving such space. At Landlord’s
                request, Tenant shall execute and deliver an agreement, in form
                satisfactory to Landlord, setting forth any modifications to this
                Lease
                contemplated or resulting from the operation of this Section; however,
                neither Landlord’s failure to request such agreement nor Tenant’s failure
                to execute such agreement shall vitiate the effect of any cancellation
                pursuant to this Section.
	 	 	 
	 	
                6)

              	
                Notwithstanding
                  any assignment or sublet, Tenant shall not be released from any
                  obligation
                  under this Lease without the express written consent of Landlord,
                  which
                  consent may be withheld in Landlord’s sole discretion.

              
	 	 	 
	
                26th

              	
                Access
                  to Demised Premises.
                  Tenant agrees that Landlord and Landlord’s agents, employees or other
                  representatives, shall have the right to enter into and upon the
                  Demised
                  Premises or any part thereof, at all reasonable hours and with
                  reasonable
                  notice, for the purpose of examining the same or making such repairs
                  or
                  alterations therein as may be necessary for the safety and preservation
                  thereof as determined in Landlord’s sole and absolute discretion. This
                  clause shall not be deemed to be a covenant by Landlord nor be
                  construed
                  to create an obligation on the part of Landlord to make such inspection
                  or
                  repairs. Landlord shall have the right to enter the Demised Premises
                  at
                  any time without notice to Tenant in case of emergency. In all
                  cases of
                  entry by Landlord, Landlord shall use commercially reasonable efforts
                  to
                  minimize disruption of Tenant’s use of the Demised
                  Premises.

              
	 	 	 
	
                27th

              	
                Reimbursement
                  of Landlord.
                  

              
	 	
                1)

              	
                If
                  Tenant shall fail or refuse to comply with or perform any conditions
                  and
                  covenants of this Lease, Landlord may, if Landlord so elects, carry
                  out
                  and perform such conditions and covenants, at the cost and expense
                  of
                  Tenant, and the said cost and expense shall be payable on demand,
                  or at
                  the option of Landlord shall be added to the installment of Rent
                  due
                  immediately thereafter but in no case later than one (1) month
                  after such
                  demand, whichever occurs sooner, and shall be due and payable as
                  such.
                  This remedy shall be in addition to such other remedies as Landlord
                  may
                  have hereunder by reason of the breach by Tenant of any of the
                  covenants
                  and conditions contained in this Lease.

              
	 	 	 
	 	
                2)

              	
                Tenant
                  shall pay all legal fees and expenses incurred by Landlord in (i)
                  enforcing or modifying the terms of the Lease, (ii) commencing
                  and
                  prosecuting a suit for the recovery of the Demised Premises, damages
                  or
                  any amounts owed to Landlord, (iii) commencing and prosecuting
                  a
                  declaratory action, (iv) prosecuting the Landlord’s rights in any
                  bankruptcy proceeding involving the Tenant, (v) defending an action
                  or
                  counterclaim brought by Tenant, (vi) preparing for or appearing
                  in an
                  arbitration, mediation or other non-judicial proceeding and (vii)
                  connection with the enforcement of any post-judgment collection
                  remedy.
                  

              
	 	 	 
	
                28th

              	
                Late
                  Charges, Returned Check Charges, Etc..
                  Tenant hereby acknowledges that late payment by Tenant to Landlord
                  of Rent
                  or other sums due hereunder will cause Landlord to incur costs
                  not
                  contemplated by this Lease, the exact amount of which will be extremely
                  difficult to ascertain. Accordingly:

              
	 	 	 
	 	
                1)

              	
                If
                  any installment of Rent or any sum due from Tenant shall not be
                  received
                  by Landlord or Landlord's designee within seven (7) days after
                  the due
                  date then Tenant shall pay to Landlord a late charge equal to ten
                  percent
                  (10%) of such overdue amount.

              
	 	 	 
	 	
                2)

              	
                If
                  any Tenant check deposited by Landlord is returned unpaid, Tenant
                  shall
                  pay to Landlord a returned check charge equal to two (2) times
                  the amount
                  charged to Landlord by Landlord’s Bank.

              
	 	 	 
	 	
                3)

              	
                If
                  two (2) or more Tenant checks are returned to Landlord in any twelve
                  (12)
                  month period, Landlord shall have the right to require all charges
                  due
                  from Tenant for the balance of the Term to be paid by certified
                  check,
                  bank check or money order.

              
	 	 	 
	 	
                4)

              	
                If
                  and when any installment of Rent or any sum due from Tenant has
                  not been
                  paid within ninety (90) days after the due date, then Landlord
                  shall have
                  the right from the ninety-first (91st)
                  day forward to charge interest on Tenant’s entire unpaid balance at the
                  rate of eight percent (8%) per annum until all Rent due from Tenant
                  has
                  been received by Landlord. 

              
	 	 	 
	 	
                5)

              	
                Any
                  such late charge, returned check charge and/or interest charge,
                  if not
                  previously paid, shall, at the option of the Landlord, be added
                  to and
                  shall become part of the succeeding rental payment to be made hereunder
                  and shall be deemed to constitute Additional Rent.

              
	 	 	 
	 	
                6)

              	
                Late
                  charges, returned check charges and interest charges shall be in
                  addition
                  to and not in lieu of any other remedy Landlord may have and is
                  in
                  addition to any reasonable fees and charges of any agents or attorneys
                  Landlord may employ as a result of any default under this
                  Lease.

              
	 	 	 
	
                29th

              	
                Default;
                  Remedies upon Tenant’s Default.
                  If there should occur any default on the part of Tenant in the
                  performance
                  of any conditions and cove-nants herein contained including, without
                  limitation, the payment of Rent when due, or if during the Term
                  hereof the
                  Demised Premises or any part thereof shall be or become abandoned
                  or
                  deserted, vacated or vacant, or should Tenant be evicted by summary
                  proceedings or otherwise, Landlord, in addition to any other remedies
                  herein contained or as may be permitted by law, may either by force
                  

              

      

       

      
        
          
          

        

        
          6

          
            

          

        

        
          
          

        

      

       

      
        	 	or
                otherwise,
                without being liable for prosecution therefor or for damages, re-enter
                the
                Demised Premises and have and again possess and enjoy the same; and
                as
                agent for Tenant or otherwise, re-let the Demised Premises and receive
                the
                rents therefor and apply the same, first to the payment of such expenses,
                reasonable attorney fees and costs, as Landlord may have incurred
                in the
                re-entering and repossessing of the same and in making such repairs
                and
                alterations as may be necessary; and second to the payment of the
                Rent due
                hereunder. Tenant shall remain liable for such Rent as may be in
                arrears
                and also the Rent as may accrue subsequent to the re-entry by Landlord,
                to
                the extent of the difference between the Rent reserved hereunder
                and the
                Rent, if any, received by Landlord during the remainder of the unexpired
                term hereof, after deducting the aforementioned expenses, fees and
                costs;
                the same to be paid as such deficiencies arise and are ascertained
                each
                month. Landlord
                shall have the right to elect to terminate the Term by giving notice
                of
                such election, and the effective date thereof, to Tenant and to receive
                Termination
                Damages,
                defined as the amount which, at the time of actual payment thereof
                to
                Landlord, is the sum of :
	 	 	 
	 	
                1)

              	
                all
                  accrued but unpaid Rent; 

              
	 	 	 
	 	
                2)

              	
                the
                  present value (calculated using the most recently available (at
                  the time
                  of calculation) published weekly average yield on United States
                  Treasury
                  securities having maturities comparable to the balance of the then
                  remaining Term) of the sum of all payments of Rent remaining due
                  (at the
                  time of calculation-) until the date the Term would have expired
                  (had
                  there been no election to terminate it earlier) less the present
                  value
                  (similarly calculated) of all payments of Rent to be received through
                  the
                  end of the Term (had there been no election to terminate it earlier)
                  from
                  a lessee, if any, of the Demised Premises under commercially reasonable
                  terms existing at the time of calculation (and it shall be assumed
                  for
                  purposes of such calculations that (i) the amount of future Additional
                  Rent due per year under this Agreement will be equal to the average
                  Additional Rent per month due during the twelve (l2) calendar months
                  immediately preceding the date of any such calculation, increasing
                  annually at a rate of eight percent (8%) compounded; and (ii) if
                  any
                  calculation is made before the end of the first full calendar year
                  of
                  occupancy under this Lease, operating expenses may be extrapolated
                  based
                  on the year-to-date experience of Landlord);

              
	 	 	 
	 	
                3)

              	
                Landlord's
                  cost of demolishing any leasehold improvements to the Demised Premises;
                  and

              
	 	 	 
	 	
                4)

              	
                that
                  amount, which as of the occurrence of the default on the part of
                  Tenant,
                  bears the same ratio to the costs, if any, incurred by Landlord
                  (and not
                  paid by Tenant) in building out the Demised Premises in accordance
                  with
                  this Lease as the number of months remaining in the Term (immediately
                  before the occurrence of the said default) bears to the number
                  of months
                  in the entire Term (immediately before the occurrence of the said
                  default).

              
	 	 	 
	
                30th

              	
                Termination
                  on Default.
                  Upon the occurrence of any of the contingencies set forth in the
                  29th
                  Section of this Lease, or should Tenant be adjudicated a bankrupt,
                  insolvent or placed in receivership, or should proceedings be instituted
                  by or against Tenant for bankruptcy, insolvency, receivership,
                  agreement
                  of composition or assignment for the benefit of creditors, or if
                  this
                  Lease or the estate of Tenant hereunder shall pass to another by
                  virtue of
                  any court proceedings, writ of execution, levy, sale or by operation
                  of law, Landlord may, if Landlord so elects, at any time thereafter,
                  terminate this Lease and the Term hereof, upon giving to Tenant
                  or to any
                  trustee, receiver, assignee or other person in charge of or acting
                  as
                  custodian of the assets or property of Tenant, five (5) days notice.
                  Upon
                  the giving of such notice, this Lease and the Term hereof shall
                  end on the
                  date fixed in such notice as if the said date was the date originally
                  fixed in this Lease for the expiration hereof; and Landlord shall
                  have the
                  right to remove all persons, goods, fixtures and chattels therefrom,
                  by
                  force or otherwise, without liability for damages.

              
	 	 	 
	
                31st

              	
                Tenant’s
                  Right to Cure. Anything
                  in this Lease to the contrary notwithstanding, in the event of
                  a default
                  under the terms, covenants, provisions and conditions of this Lease
                  other
                  than the vacating by Tenant of the Demised Premises, Tenant shall
                  have the
                  right to cure and correct the same but only within the following
                  specified
                  periods next following receipt of notice from Landlord specifying
                  said
                  event of default:

              
	 	 	 
	 	
                1)

              	
                five
                  (5) days with respect to defaults in the payment of Rent;
                  and

              
	 	 	 
	 	
                2)

              	
                sixty
                  (60) days with respect to an adjudication of bankruptcy of Tenant
                  or any
                  assignment by Tenant for the benefit of its creditors;
                  and

              
	 	 	 
	 	
                3)

              	
                ten
                  (10) days with respect to all other acts of default; and if the
                  correction
                  of the said event of default requires the performance by Tenant
                  of any
                  work which cannot reasonably be performed within such time period,
                  the
                  said period shall be extended until said work is completed provided
                  that
                  Tenant commences the performance of said work and thereafter promptly
                  and
                  diligently pursues said work to completion. In any such event,
                  Tenant
                  shall furnish Landlord with written evidence of its acts and efforts
                  in
                  the performance and completion of any said work and Tenant
                  shall indemnify and
                  hold harmless the Landlord and each mortgagee of the Property from
                  and
                  against any and all liabilities, damages, claims, losses, judgments,
                  causes of action, costs and expenses (including the reasonable
                  fees and
                  expenses of counsel) which may be incurred by the Landlord or any
                  such
                  mortgagee relating to or arising out of the Tenant's failure to
                  complete
                  the work within the time required hereunder.

              
	 	 	 
	
                32nd

              	
                Non-Waiver
                  by Landlord.
                  The various rights, remedies, options and elections of Landlord
                  expressed
                  herein are cumulative, and the failure of Landlord to enforce strict
                  performance by Tenant of the conditions and covenants of this Lease
                  or to
                  exercise any
                  remedy herein conferred or the acceptance by Landlord of any installment
                  of Rent after any breach by Tenant, in one or more instances, shall
                  not be
                  construed or deemed to be 

              

      

       

      
        
          
          

        

        
          7

          
            

          

        

        
          
          

        

         

      

      
        	 	a
                waiver or a
                relinquishment for the future by Landlord
                of any such conditions, covenants, options, elections or remedies,
                but the
                same shall continue in full force and effect.
	 	 
	
                33rd

              	
                Waiver
                  of Redemption.
                  Upon the expiration or sooner termination of this Lease or in the
                  event of
                  entry of judgment for the recovery of possession of the Demised
                  Premises
                  in any action or proceeding, or if Landlord shall enter the Demised
                  Premises by process of law or otherwise, Tenant, for itself and
                  all
                  persons claiming through or under Tenant, including, but not limited
                  to,
                  its creditors, hereby waives and surrenders any right or privileges
                  of
                  redemption provided or permitted by any statute, law or decision
                  now or
                  hereafter in force, to the extent legally authorized, and does
                  hereby
                  waive and surrender all rights or privileges which it may or might
                  have
                  under and by reason of any present or future law or decision, to
                  redeem
                  the Demised Premises or for a continuation of this Lease after
                  having been
                  dispossessed or ejected therefrom by process of law, or otherwise.
                  Such
                  expiration or termination shall not release or discharge any obligation
                  of
                  Tenant to pay Rent or any other liability incurred by reason of
                  any
                  covenant herein contained on the part of Tenant to be
                  performed.

              
	 	 	 
	
                34th

              	
                Renewal
                  Option.

              
	 	
                1)

              	
                Tenant
                  has the option to renew for one (1) successive one (1) year term(s)
                  upon
                  six (6) months written notice to Landlord prior to the expiration
                  of the
                  term of this Lease, time being of the essence; provided, however,
                  that
                  Tenant is not in default under any of the terms and conditions
                  of this
                  Lease and no event has occurred which with the giving of notice,
                  passage
                  of time, or both, would constitute an event of default on the date
                  (i)
                  this option is exercised and (ii) the renewal term commences. Base
                  Rent
                  for the renewal term shall be increased by the greater of five
                  percent
                  (5%) or the increases (if any) in the Consumer Price Index as published
                  by
                  the U.S. Department of Labor (“CPI”).
                  Base Rent for the renewal term shall be determined (and shall be
                  effective
                  for the entire then operative lease years in the renewal term)
                  by
                  multiplying the annualized Base Rent in the last month of the prior
                  term
                  by the greater of a) five percent (5%) or b) a fraction, the denominator
                  of which fraction shall be the CPI figure for the month which is
                  two (2)
                  months prior to the month in which the Commencement Date occurred
                  (the
                  “CPI
                  Month”)
                  and the numerator of which fraction shall be the figure published
                  for the
                  corresponding month in the preceding lease year. The CPI used shall
                  be the
                  All Urban Consumers (CPI-U), U.S. City Average.

              
	 	 	 
	 	
                2)

              	
                Should
                  the CPI cease to be published, then the closest similar published
                  index by
                  an agency of the U.S. Government shall be substituted. Should there
                  be no
                  such substitute, the parties hereto shall, under the rules of the
                  American
                  Arbitration Association, agree to a substitute formula or source,
                  designed
                  to accomplish the same original purpose of this
                  provision.

              
	 	 	 
	
                35th

              	
                Limitations.
                  Any claim, demand, right or defense by Tenant that arises out of
                  this
                  Lease, or the negotiations that preceded this Lease, shall be barred
                  unless Tenant commences an action thereon, or interposes a defense
                  by
                  reason thereof, within six (6) months after the date of the inaction,
                  omission, event or action that gave rise to such claim, demand,
                  right or
                  defense. Tenant acknowledges and understands, after having consulted
                  with
                  its legal counsel, that the purpose of this Section is to shorten
                  the
                  period within which Tenant would otherwise have to raise such claims,
                  demands, rights or defenses under applicable Laws.

              
	 	 	 
	
                36th

              	
                Not
                  Used.

              
	 	 	 
	
                37th

              	
                Not
                  Used.

              
	 	 	 
	
                38th

              	
                Casualty
                  Insurance.
                  Landlord shall carry insurance for fire, extended coverage, vandalism,
                  malicious mischief and other endorsements deemed advisable by Landlord,
                  insuring all improvements on the Property, including the Demised
                  Premises
                  and all leasehold improvements thereon and appurtenances thereto
                  (excluding Tenant's merchandise, trade fixtures, furnishings, equipment
                  and personal property) for the full insurable value thereof, with
                  such
                  deductibles as Landlord deems advisable. The cost of such insurance
                  shall
                  be included in Operating Expenses.

              
	 	 	 
	
                39th

              	
                Right
                  to Exhibit.
                  Tenant agrees from time to time to permit Landlord and Landlord’s agents,
                  employees or other representatives to enter and show the Demised
                  Premises
                  to persons wishing to rent or purchase the same, and Tenant agrees
                  that on
                  and after six (6) months next preceding the expiration of the Term,
                  Landlord or Landlord’s agents, employees or other representatives shall
                  have the right to place notices on the front of the Property or
                  the
                  Demised Premises or any part thereof, offering the same for rent
                  or for
                  sale; and Tenant hereby agrees to permit the same to remain thereon
                  without hindrance or molestation.

              
	 	 	 
	
                40th

              	
                Mortgage
                  Priority.
                  This Lease shall not be a lien against the Property in respect
                  to any
                  mortgages that may hereafter be placed upon said Property. This
                  Lease is
                  subject and subordinate to all ground or underlying leases and
                  to all
                  mortgages that may now or hereafter affect the Property, including
                  all
                  renewals, modifications, consolidations, replacements and extensions
                  of
                  any such underlying leases and mortgages. The recording of any
                  such
                  mortgage or mortgages shall have preference and precedence and
                  be superior
                  and prior in lien to this Lease, irrespective of the date of recording.
                  This clause shall be self-operative and no further instrument of
                  subordination shall be required by any ground lessor or by any
                  mortgagee
                  in order to effectuate such subordination. 

              
	 	 	 
	
                41st

              	
                Certification.
                  Tenant shall, without charge, and at any time during the Term execute
                  and
                  promptly deliver to Landlord or its agent, within ten (10) days
                  after
                  written request from Landlord or its agent, as the case may be,
                  its
                  certification as to: (i) whether this Lease has been modified or
                  amended,
                  and if so, the date, substance and manner of such modification
                  or
                  amendment; (ii) as to the validity and force and effect of this
                  Lease;
                  (iii) as to the existence of any default hereunder, and if so,
                  the nature,
                  scope and extent thereof; (iv) as to the existence of any offsets,
                  counterclaims or defenses on the part of Tenant, and if so, the
                  nature,
                  scope and extent thereof; (v) 

              

      

       

      
        
          
          

        

        
          8

          
            

          

        

        
          
          

        

      

       

      
        	 	as to the
                commencement
                and termination dates of the Term; (vi) as to the dates to which
                Rent has
                been paid; (vii) such financial and other credit information as Landlord
                may reasonably request in connection with any prospective financing
                or
                sale of the Demised Premises or the Property; and (viii) as to any
                other
                matters as may reasonably be so requested. Any such certificate may
                be
                relied upon by Landlord and any other person, firm or corporation
                to whom
                the same may be exhibited or delivered, and Tenant shall be bound
                by the
                contents of such certificate. A refusal by Tenant to execute and
                deliver
                such certificate in accordance with the provisions of this Section
                shall
                entitle Landlord to the option of canceling this Lease on five (5)
                days
                notice.
	 	 
	
                42nd

              	
                Attornment.
                  Neither the foreclosure of any mortgage affecting the Demised Premises,
                  nor the institution of any suit, action, summary, or other proceeding
                  by
                  Landlord or any mortgagee, nor the sale, conveyance or transfer
                  of the
                  Demised Premises by Landlord, shall result, by operation of law
                  or
                  otherwise, in the cancellation or termination of this Lease or
                  the
                  obligations of Tenant hereunder, and Tenant covenants and agrees
                  to attorn
                  to Landlord, the holder of any mortgage, or the purchaser, grantee,
                  or
                  transferee of the Demised Premises.

              
	 	 
	
                43rd

              	
                Condemnation
                  and Eminent Domain.
                  If the land and Property of which the Demised Premises are a part,
                  or any
                  portion thereof, shall be taken under eminent domain or condemnation
                  proceedings, or if suit or other action shall be instituted for
                  the taking
                  or condemnation thereof, or in lieu of any formal condemnation
                  proceedings
                  or actions, Landlord shall grant an option to purchase and or shall
                  sell
                  and convey the Property or any portion thereof, to the governmental
                  or
                  other public authority, agency body or public utility seeking to
                  take the
                  Property or any portion thereof, then this Lease, at the option
                  of
                  Landlord, shall terminate, and the Term hereof shall end as of
                  such date
                  as Landlord shall fix by notice in writing as if such date were
                  the date
                  designated as the last day of the Term set forth above; and Tenant
                  shall
                  have no claim or right to claim or be entitled to any portion of
                  any
                  amount which may be awarded as damages or paid as the result of
                  such
                  condemnation proceedings or paid as the purchase price for such
                  option,
                  sale or conveyance in lieu of formal condemnation proceedings;
                  and all
                  rights of Tenant to damages, if any, are hereby assigned to Landlord.
                  Tenant agrees to execute and deliver any instruments promptly upon
                  demand,
                  at the expense of Landlord, as may be deemed necessary or required
                  to
                  expedite any condemnation proceedings or to effectuate a proper
                  transfer
                  of title to such governmental or other public authority, agency,
                  body or
                  public utility seeking to take or acquire the Property or any portion
                  thereof. Tenant covenants and agrees at its sole cost and expense
                  to
                  vacate the Demised Premises, remove all Tenant’s personal prop-erty
                  therefrom and deliver up peaceable possession thereof to Landlord
                  or to
                  such other party designated by Landlord in the aforementioned notice.
                  Failure by Tenant to comply with any provisions in this clause
                  shall
                  subject Tenant to such costs, expenses, damages and losses as Landlord
                  may
                  incur by reason of Tenant’s breach hereof including, without limitation,
                  attorneys’ fees.

              
	 	 
	
                44th

              	
                Fire
                  and other Casualty.
                  In case of fire or other casualty affecting the Demised Premises,
                  Tenant
                  shall give immediate notice to Landlord or, in case of fire or
                  other
                  casualty affecting the Property other than the Demised Premises,
                  Tenant
                  shall give immediate notice to Landlord upon Tenant obtaining knowledge
                  of
                  such fire or casualty. If the Demised Premises shall be partially
                  damaged
                  by fire, the elements or other casualty, Landlord shall repair
                  the same as
                  speedily as practicable, but Tenant’s obligation to pay the Rent hereunder
                  shall not cease. If, in the opinion of Landlord, the Demised Premises
                  is
                  so exten-sively and substantially damaged as to render them untenantable,
                  then the Rent shall cease until such time as the Demised Premises
                  shall be
                  made tenantable by Landlord. However, if, in the opinion of Landlord,
                  the
                  Demised Premises is totally destroyed or so extensively and substantially
                  damaged as to require practically a rebuilding thereof, then the
                  Rent
                  shall be paid up to the time of such destruction and then and from
                  thenceforth this Lease shall automatically and without notice come
                  to an
                  end. In no event however, shall the provisions of this clause become
                  effective or be applicable, if the fire or other casualty and damage
                  shall
                  be the result of the carelessness, negligence or improper conduct
                  of
                  Tenant or Tenant’s agents, employees, guests, licensees, invitees,
                  subtenants, assignees or successors. In such case, Tenant’s liability for
                  the payment of the Rent and the performance of all the cov-enants,
                  conditions and terms hereof on Tenant’s part to be performed shall
                  continue and Tenant shall be liable to Landlord for the damage
                  and loss
                  suffered by Landlord. If Tenant shall have been insured against
                  any of the
                  risks herein covered, then the proceeds of such insurance shall
                  be paid
                  over to Landlord to the extent of Landlord’s costs and expenses to make
                  the repairs hereunder, and such insurance carriers shall have no
                  recourse
                  against Landlord for reimbursement.

              
	 	 
	
                45th

              	
                Liability
                  Insurance.
                  Tenant, at Tenant’s sole cost and expense, shall obtain or provide and
                  keep in full force and effect for the benefit of Landlord, during
                  the
                  Term, commercial general liability insurance, insuring Landlord
                  against
                  any and all liability or claims of liability arising out of, occasioned
                  by
                  or resulting from any accident or otherwise in or about the Demised
                  Premises, for injuries to any person or persons, for limits of
                  not less
                  than One Million and 00/100 Dollars ($1,000,000.00) for injuries
                  to one
                  person and Two Million and 00/100 Dollars ($2,000,000.00) for injuries
                  to
                  more than one person, in any one accident or occurrence, for not
                  less than
                  One Million and 00/100 Dollars ($1,000,000.00) for loss or damage
                  to the
                  property of any person or persons. The policy or policies of insurance
                  shall be of a company or companies authorized to do business in
                  the State
                  in which the Property is located and shall be delivered to Landlord,
                  together with evidence of the payments of the premiums therefor,
                  not less
                  than fifteen (15) days prior to the commencement of the Term hereof
                  or of
                  the date when Tenant shall enter into possession, whichever occurs
                  sooner.
                  At least fifteen (15) days prior to the expiration or termination
                  date of
                  any policy, Tenant shall deliver a renewal or replacement policy
                  with
                  proof of the payment of the premium therefor. Landlord
                  shall obtain and maintain during the Term, commercial general liability
                  insurance against claims for bodily injury, personal injury, death
                  or
                  property damage occurring on, in or about the Property or as a
                  result of
                  ownership of the facilities located in the Property for limits
                  of not less
                  than One Million and 00/100 Dollars ($1,000,000.00) for injuries
                  to one
                  person and Two Million and 00/100 ($2,000,000.00) for injuries
                  to more
                  than one person in any one accident or occurrence, for not less
                  than One
                  Million and 00/100 Dollars ($1,000,000.00) for loss or damage to
                  the
                  property of any person or persons. Such policy shall include a
                  contractual
                  liability endorsement and shall cover Landlord's indemnity obligation
                  described in Section 47. The cost of such insurance shall be included
                  in
                  Operating Expenses. The 

              

      

       

      
        
          
          

        

        
          9

          
            

          

        

        
          
          

        

      

       

      
        	 	amount of
                insurance to
                be carried by Landlord shall be an amount Landlord deems reasonably
                necessary or appropriate in connection with the use and operation
                of the
                Property and customarily carried with respect to similar properties
                in
                Middlesex County, New Jersey or as any mortgagee of Landlord may
                require.
	 	 
	
                46th

              	
                Tenant’s
                  Indemnity.
                  Tenant, at its sole cost and expense agrees to and shall indemnify,
                  defend
                  and hold and keep harmless Landlord and its agents, representatives,
                  employees, constituent members, successors and assigns, from and
                  against
                  any and all claims, actions, demands and suits, for, in connection
                  with or
                  resulting from any accident, injury or damage whatsoever (including,
                  without limitation, reasonable attorneys’ fees and actual out-of-pocket
                  costs of enforcement of this provision) caused to any person or
                  property
                  arising, directly or indirectly, in whole or in part, out of the
                  business
                  conducted in or the use of the Demised Premises, or occurring in,
                  on or
                  about the Demised Premises, or arising, directly or indirectly,
                  in whole
                  or in part, from any act or omission of Tenant or any concessionaire
                  or
                  subtenant or their respective licensees, servants, agents, employees
                  or
                  contractors, or arising out of the breach or default by Tenant
                  of any
                  term, provision, covenant or condition contained in the Lease,
                  and from
                  and against any and all losses, costs, expenses, judgments and
                  liabilities
                  incurred in connection with any claim, action, demand, suit or
                  other
                  proceeding brought thereon. This indemnity shall include defending
                  or
                  resisting any proceeding, by attorneys reasonably satisfactory
                  to
                  Landlord. This indemnity shall be insured as a contractual obligation
                  under the policy of liability insurance Tenant is required to carry
                  hereunder.

              
	 	 
	
                47th

              	
                Landlord’s
                  Indemnity.
                  Landlord, at its sole cost and expense agrees to and shall indemnify,
                  defend and hold and keep harmless Tenant and its agents, representatives,
                  employees, constituent members, successors and assigns, from and
                  against
                  any and all claims, actions, demands and suits, for, in connection
                  with or
                  resulting from any accident, injury or damage whatsoever (including,
                  without limitation, reasonable attorneys’ fees and actual out-of-pocket
                  costs of enforcement of this provision) caused to any person or
                  property
                  arising from any negligence or willful misconduct of Landlord or
                  its
                  respective licensees, servants, agents, employees or contractors,
                  except
                  to the extent due to the negligence or willful misconduct of
                  Tenant.

              
	 	 
	
                48th

              	
                Tenant’s
                  Contents Insurance.
                  Tenant shall hold Landlord harmless and fully indemnify Landlord
                  against
                  any claims for damages to Tenant’s contents, except in the case of
                  subrogation by an insurance company. In addition to all other insurance
                  required hereunder, Tenant shall fully insure its contents located
                  in, on
                  or about the Demised Premises, at full replacement value. Tenant
                  shall
                  furnish Landlord with a certificate of such insurance from time
                  to time to
                  evidence the continued existence of said policy. Said certificate
                  shall
                  clearly state that such insurance may not be cancelled except upon
                  ten
                  (10) days written notice to Landlord. Should Tenant at any time
                  fail to
                  maintain said contents coverage, said failure shall not be a default
                  hereunder but shall constitute a defacto waiver of all rights of
                  recovery
                  against Landlord for any loss or damage of any nature whatsoever
                  to
                  Tenant's property regardless of the cause of said
                  damage.

              
	 	 
	
                49th

              	
                Exculpation.
                  Notwithstanding anything to the contrary set forth in this Lease,
                  it is
                  specifically understood and agreed by Tenant that there shall be
                  absolutely no personal liability on the part of Landlord or any
                  individuals associated with Landlord, including, but not limited
                  to, any
                  partners, members or shareholders of Landlord nor joint venturers
                  with
                  Landlord nor any of their successors, assignees, heirs, executors,
                  administrators or personal and legal representatives with respect
                  to any
                  of the terms, covenants and conditions of this Lease, and Tenant
                  shall
                  look solely to the equity, if any, of Landlord in the Property
                  for the
                  satisfaction of each and every remedy (including, without limitation,
                  equitable remedies) of Tenant in the event of any breach by Landlord
                  of
                  any of the terms, covenants and conditions of this Lease to be
                  performed
                  by Landlord; such exculpation of personal liability to be absolute
                  and
                  without any exception whatsoever.

              
	 	 
	
                50th

              	
                Non-Liability
                  of Landlord.
                  Neither Landlord nor any of its agents, co-venturers, representatives,
                  employees, constituent members, successors or assigns shall be
                  liable for
                  any damage or injury which may be sustained by Tenant or by any
                  other
                  person, nor shall Tenant have any right to claim an eviction or
                  constructive eviction as a consequence of: (i) any defect, latent
                  or
                  apparent in the Demised Premises; or (ii) any change of conditions
                  in the
                  Demised Premises; or (iii) the failure, breakage, leakage or obstruction
                  of the street or sub-surface; or (iv) the failure, breakage, leakage
                  or
                  obstruction of the water, plumbing, steam, sewer, waste or soil
                  pipes; or
                  (v) the failure, breakage, leakage or obstruction of the roof,
                  walls,
                  drains, leaders, gutters, valleys, downspouts or the like; or (vi)
                  the
                  failure, breakage, leakage or obstruction of the electrical, gas,
                  power,
                  conveyor, refrigeration, sprinkler, air conditioning or heating
                  systems;
                  or (vii) the failure, breakage, leakage or obstruction of elevators
                  or
                  hoisting equipment; or (viii) any structural failure; or (ix) the
                  elements; or (x) any theft or pilferage; or (xi) any fire, explosion
                  or
                  other casualty; or (xii) the carelessness, negligence or improper
                  conduct
                  on the part of any other tenant or of Landlord, or Landlord’s or this or
                  any other tenant’s respective agents, employees, guests, licensees,
                  invitees, subtenants, assignees or successors; or (xiii) any interference
                  with, interruption of or failure, beyond the control of Landlord,
                  of any
                  services to be furnished or supplied by Landlord. All property
                  kept,
                  maintained or stored in, on or at the Demised Premises shall be
                  so kept,
                  maintained or stored at the sole risk of Tenant.

              
	 	 
	
                51st

              	
                Increase
                  of Insurance Rates.
                  If for any reason it shall be impossible to obtain fire and other
                  hazard
                  insurance on the buildings and improvements on the Property, in
                  an amount
                  and in the form and in insurance companies acceptable to Landlord,
                  Landlord may, if Landlord so elects at any time thereafter, terminate
                  this
                  Lease and the Term hereof, upon giving to Tenant fifteen (15) days’
                  notice, and upon the giving of such notice, this Lease and the
                  Term
                  thereof shall terminate and end as of the date set forth in said
                  notice as
                  if such date were the date designated as the last day of the Term
                  set
                  forth above. If by reason of the use to which the Demised Premises
                  are put
                  by Tenant or character of or the manner in which Tenant’s business is
                  carried on, the insurance rates for fire and other hazards shall
                  be
                  increased, Tenant shall upon demand, pay to Landlord, as Additional
                  Rent,
                  the amount by which the premiums for such insurance are increased.
                  Such
                  payment shall be paid with the next installment of Rent but in
                  no case
                  later than one (1) month after such demand, whichever occurs sooner.
                  

              

      

       

      
        
          
          

        

        
          10

          
            

          

        

        
          
          

        

      

       

      
        	
                52nd

              	
                Waiver
                  of Subrogation Rights.
                  Tenant and Landlord waive all rights of recovery against each other
                  and
                  each other’s agents, employees or other representatives, for any loss,
                  damages or injury of any nature whatsoever to property or persons
                  for
                  which Tenant or Landlord is insured. Tenant shall obtain from Tenant’s
                  insurance carriers, and shall promptly deliver to Landlord, waivers
                  of
                  subrogation rights under its respective policies required
                  hereunder.

              
	 	 
	
                53rd

              	
                Broker.
                  Landlord agrees to pay, pursuant to a separate agreement, all brokerage
                  commissions payable in connection with the negotiations for, and
                  execution
                  of, this Lease. Tenant and Landlord warrant that they have not
                  dealt with
                  any real estate broker except Cushman and Wakefield of New Jersey,
                  Inc. In
                  the event of any misrepresentation by either Landlord or Tenant,
                  the
                  misrepresenting party agrees to hold the other harmless from any
                  costs or
                  claims, including,without limitation, reasonable attorneys’
                  fees.

              
	 	 
	
                54th

              	
                Notices.
                  Any and all notices, requests or other such communications required
                  under
                  the terms of this Lease shall be given either (i) by certified
                  or
                  registered mail, return receipt requested, postage prepaid, or
                  (ii) a
                  national overnight delivery service with receipt provided therefor,
                  prepaid, to the address of the parties as shown at the head of
                  this Lease
                  or
                  to such other address as may be designated in writing, which notice
                  of
                  change of address shall be given in the same manner. Notice shall
                  be
                  deemed effective if by mail, on the third (3rd)
                  business day after mailing thereof, and if by overnight delivery,
                  on the
                  next business day after deposit or pick-up by such overnight delivery
                  service.

              
	 	 
	
                55th

              	
                Force
                  Majeure.
                  Except for Tenant’s obligation to pay rent, the period of time during
                  which Landlord or Tenant is prevented or delayed in performing
                  any
                  improvements or repairs or fulfilling any obligation required by
                  Landlord
                  or Tenant under this Lease due to delays caused by reason of fire,
                  catastrophe, strikes or labor trouble, civil commotion, acts of
                  God or the
                  public enemy, governmental prohibitions or regulations, or inability
                  or
                  difficulty in obtaining materials, or other causes beyond Landlord’s or
                  Tenant’s control, as the case may be, shall be added to Landlord’s or
                  Tenant’s time for performance thereof, and Landlord or Tenant shall have
                  no liability by reason thereof. 

              
	 	 
	
                56th

              	
                Rules
                  and Regulations.
                  Rules and regulations regarding use of the Demised Premises and
                  the
                  Property, including the walkways and parking areas, and the use
                  thereof,
                  which may hereafter be promulgated by Landlord from time to time,
                  shall be
                  observed by Tenant and Tenant’s employees, agents and business invitees.
                  Landlord reserves the right to rescind any rules promulgated hereafter,
                  and to make such other and further rules and regulations as, in
                  its
                  reasonable judgment, may from time to time be desirable for the
                  safety and
                  cleanliness of the Demised Premises and the Property and for the
                  preservation of good order therein, which rules, when so made,
                  and notice
                  given to Tenant, shall have the same force and effect as if originally
                  made a part of this Lease. 

              
	 	 
	
                57th

              	
                Validity
                  of Leases.
                  The terms, conditions, covenants and provisions of this Lease shall
                  be
                  deemed to be severable. If any clause or provision herein contained
                  shall
                  be adjudged to be invalid or unenforceable by a court of competent
                  jurisdiction or
                  by operation of any applicable law, it shall not affect the validity
                  of
                  any other clause or provision herein, but such other clauses or
                  provisions
                  shall remain in full force and effect.

              
	 	 
	
                58th

              	
                Title
                  and Quiet Enjoyment.
                  Landlord covenants and represents that Landlord is the sole owner
                  of the
                  Property herein leased and has the right and authority to enter
                  into,
                  execute and deliver this Lease; and does further covenant that
                  Tenant on
                  paying
                  the Rent and performing the conditions and covenants herein contained,
                  shall and may peaceably and quietly have, hold and enjoy the Demised
                  Premises for the Term.

              
	 	 
	
                59th

              	
                Entire
                  Lease.
                  This Lease contains the entire contract between the parties hereto.
                  No
                  representative, agent or employee of Landlord has been authorized
                  to make
                  any representations or promises with reference to the within letting
                  or to
                  vary, alter or modify the terms hereof. No additions, changes or
                  modifications, renewals or extensions hereof shall be binding unless
                  made
                  in writing and signed by Landlord and Tenant.

              
	 	 
	
                60th

              	
                Lease
                  Submission.
                  If this Lease is offered to Tenant by an employee or agent of the
                  Landlord, such offer is made subject to Landlord’s acceptance and
                  approval; and Tenant has executed this Lease upon the understanding
                  that
                  this Lease shall not in any way bind Landlord until such time as
                  the same
                  has been approved and executed by Landlord and a counterpart delivered
                  to
                  or received by Tenant.

              
	 	 
	
                61st

              	
                Conformation
                  with Laws and Regulations. Landlord
                  may pursue the relief or remedy sought in any invalid clause in
                  this
                  Lease, by conforming the said clause with the pro-visions of the
                  statutes
                  or the regulations of any governmental agency in such case made
                  and
                  provided, as if the particular provisions of the applicable statutes
                  or
                  regulations were set forth herein at length.

              
	 	 
	
                62nd

              	
                Recordation.
                  Tenant covenants and agrees not to place this Lease on record without
                  the
                  consent of Landlord, which consent may be withheld for any
                  reason.

              
	 	 
	
                63rd

              	
                Waiver of
                  Trial by Jury.
                  THE PARTIES HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING
                  OR
                  COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE
                  OTHER ON
                  ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED TO
                  THIS
                  LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY
                  OF THE DEMISED PREMISES, AND/OR CLAIM OF INJURY OR
                  DAMAGE.

              
	 	 
	
                64th

              	
                Jurisdiction.
                  This Lease shall be construed and interpreted in accordance with
                  the
                  substantive and procedural laws of the State of New
                  Jersey.

              

      

       

      
        
          
          

        

        
          11

          
            

          

        

        
          
          

        

      

       

      
        	
                65th

              	
                Headings.
                  The descriptive headings of the Sections of this Lease are inserted
                  for
                  convenience only and shall not control or affect the meaning or
                  construction of any of its provisions.

              
	 	 	 
	
                66th

              	
                Gender,
                  etc.
                  In all references herein to any parties, persons, entities or corporations
                  the use of any particular gender or the plural or singular number
                  is
                  intended to include the appropriate gender or number as the text
                  of the
                  within instrument may require.

              
	 	 	 
	
                67th

              	
                Succession.
                  All the terms, covenants and conditions herein contained shall
                  be for and
                  shall inure to the benefit of and shall bind the respective parties
                  hereto, and their heirs, executors, administrators, personal or
                  legal
                  representatives, successors and assigns.

              
	 	 	 
	
                68th

              	
                Consents.
                  With respect to any provision of this Lease which requires that
                  Landlord
                  shall not unreasonably withhold or unreasonably delay any consent
                  or
                  approval, Tenant hereby waives any claim for money damages. Tenant
                  shall
                  not claim any money damages by way of setoff, counterclaim or defense
                  based upon any claim or assertion by Tenant that Landlord has unreasonably
                  withheld or unreasonably delayed any consent or approval. Tenant’s sole
                  and exclusive remedy shall be an action or proceeding for specific
                  performance or injunction.

              
	 	 	 
	
                69th

              	
                Holding Over.
                  Any holding over or continued occupancy by Tenant after the Expiration
                  Date (other than as may have been provided for in this Lease or
                  in
                  amendments executed in accordance with the 34th
                  Section of this Lease) shall not operate to extend or renew this
                  Lease or
                  to imply or create a new lease. In such event, Landlord shall have
                  the
                  right to immediately terminate Tenant’s occupancy or to treat Tenant’s
                  occupancy as a month-to-month tenancy, in which event Tenant shall
                  continue to perform all Lease obligations, including the payment
                  of Base
                  Rent at a rate equal to two hundred percent (200%) of the Base
                  Rent as
                  shall be in effect immediately prior to the termination of the
                  Term
                  hereof. In no event however, shall Tenant be relieved of any liability
                  to
                  Landlord for damages resulting from such holding over. If the Demised
                  Premises is not surrendered as required, Tenant shall indemnify,
                  defend
                  and hold harmless Landlord from and against any and all damages,
                  losses
                  and liabilities resulting therefrom, including, without limitation,
                  any
                  claims made by any succeeding tenant arising out of such delay.
                  Tenant’s
                  obligation under this Section shall survive the expiration or sooner
                  termination of this Lease.

              
	 	 	 
	
                70th

              	
                Landlord’s
                  Representations.
                  Landlord hereby warrants and represents to Tenant that:

              
	 	 	 
	 	
                1)

              	
                Landlord
                  has full power and authority to enter into this Lease and the person
                  executing this Lease on behalf of Landlord is authorized to do
                  so.

              
	 	 	 
	 	
                2)

              	
                Landlord
                  has received no notice of any material violations affecting the
                  Demised
                  Premises or the Property.

              
	 	 	 
	 	
                3)

              	
                Landlord
                  has received no notice of any spills, releases, leaks or discharges
                  of
                  Hazardous Substances, as defined in Exhibit
                  C
                  attached hereto and made a part hereof, at or from the Demised
                  Premises.

              
	 	 	 
	 	
                4)

              	
                The
                  certificate of occupancy issued for the Property permits Tenant
                  to use the
                  Demised Premises for the purposes permitted under this
                  Lease.

              
	 	 	 
	 	
                5)

              	
                As
                  of the Commencement Date, the Demised Premises are free from all
                  occupancies or tenancies whatsoever.

              
	 	 	 
	 	
                6)

              	
                No
                  other tenant or occupant of the Property has been granted a right
                  which
                  would prohibit or limit the Use permitted to Tenant under this
                  Lease.

              
	 	 	 
	 	
                7)

              	
                All
                  utilities installed in the Demised Premises are in good working
                  order as
                  of the date hereof.

              

      

       

       

      IN
        WITNESS WHEREOF,
        the parties hereto have hereunto set their hands and seals, or caused these
        pres-ents to be signed by their proper corporate officers or other duly
        authorized representatives and their proper corporate seal (if applicable)
        to be
        hereto affixed, as of the day and year first above written.

       

      
        	 	 	 
	WITNESS:	LANDLORD
	 	Princeton
                Corporate Plaza, LLC
	 	By:
                	
                Princeton
                  Corporate Management Corp.,

                Managing
                  Member

              
	 
 	 
 	 
 
	 	By:  	 
	
                

              	 	
                

              
	
              	
                Name: 
                  Harold Kent

                Title: 
                  President

              
	
                

              	 	 
	Date	 	 

      

       

      
        
          	 	 	 
	WITNESS:	TENANT
	 	Xenomics,
                  Inc.
	 
 	 
 	 
 
	 	By:  	 
	
                  

                	 	
                  

                
	
                	
                  
                    Name: 
                      Samuil R. Umansky

                    Title: 
                      President

                  

                
	
                  

                	 	 
	Date	 	 

        

         

      

      
        
          
          

        

        
          12

          
            

          

        

        
          
          

        

      

       

      
        Xenomics

        July
          7, 2004

      

       

      EXHIBIT
        A

      

      Demised
        Premises

       

       

       

       

      

       

       

      

       

      

       

      
        
          
          

        

        
          13

          
            

          

        

        
          
          

        

      

       

      
        Xenomics

        July
          7, 2004

      

       

      EXHIBIT
        A-1

      

      Workletter
        Drawing - Floor Plan

       

       

       

       

       

       

       

      

       

       

      
        
          
          

        

        
          14

          
            

          

        

        
          
          

        

      

       

      
        Xenomics

        July
          7, 2004

      

       

      EXHIBIT
        B 

      

      Description
        of Landlord's Work

      

      All
        Special requirements of Tenant that are not included in this Exhibit shall
        be at
        the sole cost and expense of Tenant.

      

      

      
        
          	
                  1.
                    FLOORING:

                	 
	 	
                  Office
                    Area:

                	
                  Existing

                
	 	
                  Laboratory:

                	
                  Existing

                
	 	 
	
                  2.
                    PARTITIONS:

                	 
	 	
                  Office
                    Area:

                	
                  As
                    shown on Exhibit A-1 Floor Plan

                
	 	 	 
	 	
                  Laboratory:

                	
                  As
                    shown on Exhibit A-1 Floor Plan

                
	 	 
	 	 
	
                  3.
                    ELECTRICAL:

                	 
	 	
                  Office
                    Area:

                	
                  Existing

                
	 	 	 
	 	
                  Laboratory:

                	
                  Existing

                
	 	 
	 	
                  All
                    outlets are 110v unless otherwise specified on Exhibit A-2. Special
                    Electric by Tenant.

                
	 	 
	
                  4.
                    LIGHTING:

                	 
	 	
                  Office
                    Area:

                	
                  Existing

                
	 	 	 
	 	
                  Laboratory:

                	
                  Existing

                
	 	 
	 	 
	
                  5.
                    CEILINGS:

                	 
	 	
                  Office
                    Area:

                	
                  Existing

                
	 	 	 
	 	
                  Laboratory:

                	
                  Existing

                
	 	 
	 	 
	
                  6.
                    WALL FINISH:

                	 
	 	
                  Office
                    Area:

                	
                  Painted,
                    white

                
	 	
                  Laboratory:

                	
                  Painted,
                    white.

                
	 	 
	
                  7.
                    INTERIOR DOORS:

                
	 	
                  Office
                    Area:

                	
                  As
                    shown on Exhibit A-1 Floor Plan

                
	 	 	 
	 	
                  Laboratory:

                	
                  As
                    shown on Exhibit A-1 Floor Plan

                
	 	 
	 	 
	
                  8.
                    PLUMBING: 

                	
                  Existing

                

        

         

        
          
            	
                    9.
                      HEATING & AIR CONDITIONING:

                  	
                    Cooling
                      78 degrees at 95 degrees.

                    Heating
                      68 degrees at 0 degrees.

                  
	 	 
	
                    10.
                      FIRE EXTINGUISHERS: 

                  	
                    As
                      per Township code.

                  
	 	 
	
                    11.
                      SPRINKLERS: 

                  	
                    As
                      per Township code.

                  
	 
	
                    12.
                      LABORATORY EQUIPMENT & FURNISHINGS: As shown on Exhibit A-1 Floor
                      Plan

                  

          

        

      

      

      
        
          
          

        

        
          15

          
            

          

        

        
          
          

        

      

       

      Xenomics

      July
        7, 2004

       

      EXHIBIT
        C

      

      ENVIRONMENTAL
        MATTERS

      

      
        	
                I.

              	
                SIC

              	 
	 	 	 	 
	 	
                Tenant
                  warrants and represents to the Landlord that the Standard Industrial
                  Classification (“SIC”)
                  major group number, as defined in the most recent issue of the
                  SIC Manual
                  issued by the Federal Office of Management and Budget, for Tenant’s
                  operations at the Demised Premises is _____. Prior to any proposed
                  changes
                  of such SIC Number, Tenant will notify Landlord. 

              
	 	 	 	 
	
                II.

              	
                ISRA

              	 
	 	 	 	 
	 	
                1.

              	
                Tenant
                  shall not operate any business at the Demised Premises which shall
                  have an
                  SIC which is subject to the Industrial Site Recovery Act, N.J.S.A.
                  13:1K-6
                  et
                  seq. and
                  the regulations promulgated thereunder (hereinafter referred to
                  as
                  “ISRA”),
                  nor shall Tenant change its use to any other use subject to ISRA
                  without
                  Landlord’s prior written consent, which may be withheld in Landlord’s sole
                  discrection.

              
	 	 	 	 
	 	
                2.

              	
                Notwithstanding
                  any provision of ISRA to the contrary, if Tenant is operating an
                  “Industrial
                  Establishment”,
                  as that term is defined in ISRA, Tenant shall, at Tenant's own
                  expense,
                  comply with ISRA and the regulations promulgated thereunder. In
                  such event
                  Tenant shall, at Tenant's own expense make all submissions to,
                  provide all
                  information to, and comply with all requirements of the State of
                  New
                  Jersey, Department of Environmental Protection (hereinafter referred
                  to as
                  the “NJDEP”).
                  At
                  no expense to Landlord, Tenant shall promptly provide all documents,
                  studies, surveys, correspondence and other information requested
                  by
                  Landlord relating to or in furtherance of ISRA
                  compliance.

              
	 	 	 	 
	 	
                3.

              	
                Tenant's
                  obligations under this Exhibit C shall arise if there is any closing,
                  termination or transferring of operations of an industrial establishment
                  subject to ISRA. At no expense to Landlord, Tenant shall promptly
                  provide
                  all information requested by Landlord for preparation of non-applicability
                  affidavits and shall promptly furnish such affidavits when requested
                  by
                  Landlord.

              
	 	 	 	 
	 	
                4.

              	
                Tenant
                  shall indemnify, defend and save harmless Landlord from all fines,
                  fees
                  (including reasonable attorney's fees), suits procedures, claims,
                  and
                  actions of any kind arising out of Tenant's failure to provide
                  all
                  information, make all submissions, and take all actions required
                  under
                  ISRA or by the NJDEP.
                  

              
	 	 	 	 
	 	
                5.

              	
                Tenant's
                  obligations and liabilities under this Section of Exhibit C shall
                  continue
                  so long as Landlord remains responsible for compliance with ISRA.
                  Tenant's
                  failure to abide by the terms of this Section shall be restrained
                  by
                  injunction and such other relief as afforded by law.

              
	 	 	 	 
	 	 	 	 
	
                III.

              	
                HAZARDOUS
                  SUBSTANCES

              
	 	 	 	 
	 	
                1.

              	
                As
                  used herein, Hazardous
                  Substances
                  shall be defined as

              
	 	 	 	 
	 	 	
                a.

              	
                any
                  “hazardous chemical”, “hazardous substances”, “hazardous waste”, “toxic
                  substances, pollutants or contaminants” or similar term as defined in the
                  Comprehensive Environmental Response, Compensation, and Liability
                  Act of
                  1980 (“CERCLA”),
                  42 U.S.C.A. 9601 et seq.,
                  ISRA, the New Jersey Spill Compensation and Control Act (the “Spill
                  Act”),
                  as amended, N.J.S.A. 58:10-23. 1lb et
                  seq.
                  (Regulations N.J.A.C. 7:1E-1.1 et
                  seq.),
                  the Solid Waste Management Act, N.J.S.A. 13:1E-1 et
                  seq.
                  (Regulations N.J.A.C. 7:26-1 et
                  seq.),
                  the Resource Conservation and Recovery Act (“RCRA”),
                  42 U.S.C.A. 6901 et
                  seq.,
                  any rules or regulations promulgated thereunder or in any other
                  Environmental Law, as defined in this Lease; or

              
	 	 	 	 
	 	 	
                b.

              	
                any
                  substances which are or could be detrimental to the Demised Premises,
                  the
                  Property, the environment, human health or safety; or

              
	 	 	 	 
	 	 	
                c.

              	
                any
                  substance the presence of which could cause liability at common
                  law; or
                  

              
	 	 	 	 
	 	 	
                d.

              	
                any
                  substance that may not be deemed to be a hazardous substance in
                  its virgin
                  state prior to use by the Tenant but may thereafter be deemed to
                  be a
                  hazardous substance. 

              
	 	 	 	 
	 	
                2.

              	
                As
                  used herein, Release
                  of Hazardous Substances by Tenant
                  shall be defined as the spill, release, discharge or leak of any
                  Hazardous
                  Substances 

              
	 	 	 	 
	 	 	
                a.

              	
                onto
                  the Demised Premises from the date Tenant first took possession
                  of the
                  Demised Premises until the date Tenant has completely vacated the
                  Demised
                  Premises; or 

              
	 	 	 	 
	 	 	
                b.

              	
                onto
                  the Property at any time resulting from Tenant’s intentional or
                  unintentional act or omission.

              
	 	 	 	 
	 	
                3.

              	
                Tenant
                  agrees not to generate, store, manufacture, refine, transport,
                  treat,
                  dispose of or otherwise permit to be present on or about the Demised
                  Premises and/or the Property any Hazardous Substances
                  

              

      

       

      
        
          
          

        

        
          16

          
            

          

        

        
          
          

        

         

      

      
        	 	 	
                without
                  the prior express written consent of
                  the Landlord, and the parties acknowledge that
                  no such consent has been given as of the date hereof except that
                  the
                  Landlord hereby expressly consents to Tenant’s use and/or storage of any
                  and all of the Hazardous Substances set forth in the Tenancy Review,
                  provided, however, that the quantities thereof shall be limited
                  to the
                  amounts set forth in the Tenancy Review. In the event that the
                  Landlord
                  has given its consent and to the extent that Tenant may be permitted
                  under
                  applicable law to use the Demised Premises for the generating,
                  manufacturing, refining, transporting, treating, storing, handling,
                  disposing, transferring or processing of Hazardous Substances,
                  Tenant
                  shall insure that said use shall be conducted at all times strictly
                  in
                  accordance with Environmental Laws.

              
	 	 	 
	 	
                4.

              	
                Tenant
                  will not cause or permit any Release of Hazardous Substances by
                  Tenant. In
                  the event of any Release of Hazardous Substances by Tenant, Tenant
                  shall
                  promptly make the proper notifications and conduct the necessary
                  sampling
                  and cleanup and remediate such release in accordance with Environmental
                  Laws, to the satisfaction of the Landlord.

              
	 	 	 
	 	
                5.

              	
                Should
                  the NJDEP or any other agency with jurisdiction under any Environmental
                  Laws determine that any investigation or remediation be undertaken
                  because
                  of any Release of Hazardous Substances by Tenant, then Tenant shall,
                  at
                  Tenant’s own expense, conduct the investigation and remediation including,
                  but not limited to, the preparation and submission of any documents
                  and
                  financial assurances that may be required by such agency. Tenant
                  shall not
                  be liable for the cost of that portion of the remediation which
                  is solely
                  related to Hazardous Substances existing on the Demised Premises
                  prior to
                  the date Tenant first took possession of the Demised
                  Premises.

              
	 	 	 
	 	
                6.

              	
                Tenant's
                  obligations and liabilities under this Section of Exhibit C shall
                  continue
                  so long as Landlord remains responsible for any Release of Hazardous
                  Substances by Tenant at the Demised Premises. Tenant's failure
                  to abide by
                  the terms of this Section shall be restrained by injunction and
                  such other
                  relief as afforded by law.

              
	 	 	 
	
                IV.

              	
                AIR,
                  WATER AND GROUND POLLUTION

              
	 	 	 
	 	
                1.

              	
                Tenant
                  shall not install any underground or aboveground storage tanks
                  at or on
                  the Demised Premises or the Property without Landlord’s written consent,
                  which may be withheld in Landlord’s sole discretion.

              
	 	 	 
	 	
                2.

              	
                Tenant
                  expressly covenants and agrees to indemnify, defend and save the
                  Landlord
                  harmless against any claims, damages, liability, costs, penalties,
                  or
                  fines including, without limitation, reasonable attorneys’ fees, which the
                  Landlord may suffer as a result of air, water, ground or toxic
                  waste
                  pollution (hereinafter referred to as “Pollution”)
                  caused by the Tenant in its use of the Demised Premises. The Tenant
                  covenants and agrees to notify the Landlord immediately of any
                  claim or
                  notice served upon it with respect to any such claim that the Tenant
                  is
                  causing Pollution; and the Tenant, in any event, shall take immediate
                  steps to halt, remedy or cure any Pollution caused by the Tenant
                  in its
                  use of the Demised Premises. The foregoing covenant of indemnification
                  shall survive the termination of this Lease in connection with
                  any
                  obligation of the Tenant hereunder.

              
	 	 	 
	
                V.

              	
                INSPECTION
                  AND DOCUMENTATION

              
	 	 	 
	 	
                1.

              	
                At
                  any time upon request of Landlord, Tenant must give Landlord and
                  its
                  representatives access to the Demised Premises during normal business
                  hours to permit them to inspect the Demised Premises, inspect any
                  documents pertaining to Tenant’s compliance with Environmental Laws, or
                  perform any work in order to determine that the Demised Premises
                  and its
                  use by Tenant is in compliance with Environmental Laws, all at
                  Tenant’s
                  expense, payable as Additional Rent.

              
	 	 	 
	 	
                2.

              	
                Tenant
                  shall promptly provide to Landlord a copy of any summons, citation,
                  directive, order, claim, notice of litigation, investigation, proceeding,
                  judgment, letter or other communication, written or oral, actual
                  or
                  threatened, from the NJDEP, the U.S. Environmental Protection Agency
                  or
                  other federal, state or local agency or authority or any other
                  entity or
                  any individual, concerning any act or omission by Tenant resulting
                  in or
                  which may result in the releasing of Hazardous Substances into
                  the waters
                  or onto the lands of the State of New Jersey or into waters outside
                  of the
                  jurisdiction of the State of New Jersey or into the “Environment”
                  as defined in CERCLA. Written notice to Landlord shall also be
                  made upon
                  the imposition of any liens on any real property, personal property,
                  or
                  revenues of the Tenant, including but not limited to the Tenant's
                  interest
                  in a premises or any of the Tenant's property located thereupon,
                  pursuant
                  to the Spill Act or any Environmental Laws, governmental actions,
                  orders
                  or permits or any knowledge after due inquiry or investigation
                  of any
                  facts which could give rise to any of the above.

              
	 	 	 
	 	
                3.

              	
                In
                  addition to the above, the Tenant’s notifications to the Landlord shall
                  include but be not limited to all documentation and correspondence
                  provided to the NJDEP pursuant to the Worker and Community Right-to-Know
                  Act, N.J.S.A. 34:5A-1 et
                  seq.,
                  and the regulations promulgated thereunder;

              
	 	 	 
	 	
                4.

              	
                Tenant
                  shall promptly supply the Landlord with all reports and notices
                  made by
                  Tenant pursuant to the Spill Act, the regulations provided thereunder,
                  and
                  the Hazardous Substances Discharge Reports and Notices Act, N.J.S.A
                  13:1K-15 et
                  seq.,
                  and the regulations promulgated thereunder .

              
	 	 	 
	 	
                5.

              	
                Tenant
                  shall promptly provide Landlord with a copy of any permit obtained
                  for the
                  Demised Premises pursuant to any Environmental
                  Law.

              

      

       

      
        
          
          

        

        
          17

          
            

          

        

        
          
          

        

      

       

      
        	
                VI.

              	
                CONTINUING
                  OBLIGATIONS AND INDEMNITY

              
	 	 	 
	 	
                1.

              	
                Notwithstanding
                  the expiration or earlier termination of this Lease, if at any
                  time during
                  Tenant’s occupancy of the Demised Premises, Tenant has operated an
                  Industrial Establishment, as that term is defined in ISRA, then
                  Tenant
                  shall have a continuing obligation to pay to Landlord the amount
                  established under this Lease as Rent plus the difference between
                  such Rent
                  and the fair market rental value of the Demised Premises, if greater
                  than
                  the established Rent, for the period after expiration or earlier
                  termination of this Lease until such time as the Tenant obtains
                  and
                  delivers to the Landlord a Negative Declaration or No Further Action
                  Letter as defined in ISRA, or such other proof, reasonably satisfactory
                  to
                  the Landlord, that the Tenant has complied with ISRA.

              
	 	 	 
	 	
                2.

              	
                Notwithstanding
                  the expiration or earlier termination of this Lease, if there exists
                  a
                  violation of Environmental Laws at the Demised Premises which did
                  not
                  exist prior to the date Tenant first took possession of the Demised
                  Premises or if Tenant has failed to fulfill its obligations under
                  this
                  Exhibit C, Tenant shall have a continuing obligation to pay to
                  Landlord
                  the amount established as Rent under this Lease plus the difference
                  between such Rent and the fair market rental value of the Demised
                  Premises, if greater than the established Rent, for the period
                  after
                  expiration or earlier termination of this Lease until the applicable
                  governmental entities confirm, in writing, that the violation of
                  Environmental Laws has been cured and that Tenant has fulfilled
                  its
                  obligation under Environmental Laws and under this Exhibit
                  C.

              
	 	 	 
	 	
                3.

              	
                If
                  a lien shall be filed against the Demised Premises arising in whole
                  or in
                  part out of (i) any Release of Hazardous Substances by Tenant,
                  or (ii) the
                  violation of Environmental Laws by Tenant, then Tenant shall pay
                  the claim
                  and remove the lien from the Demised Premises within thirty (30)
                  days from
                  the date Tenant is given notice of the lien or within such shorter
                  period
                  of time as may be required if the United States, the State of New
                  Jersey,
                  or any agency or subdivision of either such entity has commenced
                  steps to
                  cause the Demised Premises or the Property to be sold pursuant
                  to the
                  lien. Tenant shall not be responsible for any portion of the lien
                  which is
                  related to a spill, release, leak or discharge of Hazardous Substances
                  which occurred prior to the date Tenant first took possession of
                  the
                  Demised Premises.

              
	 	 	 
	 	
                4.

              	
                Tenant
                  shall indemnify and
                  hold harmless the Landlord and each mortgagee of the Property from
                  and
                  against any and all liabilities, damages, claims, losses, judgments,
                  causes of action, costs and expenses (including the reasonable
                  fees and
                  expenses of counsel) which may be incurred by the Landlord or any
                  such
                  mortgagee relating to or arising out of the Tenant's generation,
                  storage,
                  manufacturing, refining, transportation, treatment, disposal, or
                  other
                  presence of Hazardous Substances on or about the Demised Premises
                  and/or
                  the Property or any Release of Hazardous Substances by Tenant or
                  the
                  Tenant's failure to comply with the provisions of this Exhibit
                  C.

              

      

      

       

      18

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