Document:

Sublease
      Agreement

     

    THIS
      SUBLEASE AGREEMENT (“Sublease”) is made and entered into this 28th
      day of
May,
      2004, by and between Thorium Power, (hereinafter the “Sublessor”) and CARMEN
& MUSS, P.L.L.C. (hereinafter the “Sublessee”).

     

    WHEREAS,
      by a certain Lease agreement dated August 14, 2001 (hereinafter referred to
      as
      the
“Lease” or “underlying Lease”),
      the Sublessor has leased from Washington Real Estate Investment Trust (“WRIT”),
      also herein called the Principal Landlord, approximately 2,093 rentable square
      feet of space (hereinafter referred to as the “Premises”) on the 2nd
      floor,
      now known as Suite 202, of the building (hereinafter referred to as the
“Building”) located at 1901 Pennsylvania Avenue, N.W., Washington,
      D.C.20006.

     

    WHEREAS,
      a copy of the signed Lease has been given to the Sublessee, and a drawing
showing
      the space leased by the Sublessor, and both are attached as Exhibit A;
      and

     

    WHEREAS,
      this Sublessee desires to sublease from this Sublessor the aforesaid space;
      and

     

    WHEREAS,
      the parties hereto desire to provide for the rental and further terms and
conditions
      as to that space in this Sublease.

     

    NOW,
      THEREFORE, for and in consideration of mutual covenants and agreements
      hereinafter set forth, the parties hereto agree as follows:

     

    1.
      Underlying
      Lease.
      Within
      one (1) business day of the signing of this Sublease by both parties,
      the Sublessor, at its expense, will submit this Sublease in accordance with
      the
underlying
      Lease for the approval of the Principal Landlord; this Sublease Agreement
shall
      not
      become effective without the written approval of the Principal Landlord. If
      the
      Sublessor has not given the Sublessee written notice, by June 8, 2004, stating
      that the Principal
      Landlord has approved this Sublease agreement, including but not limited to
      the
approval
      of Sublessee’s signage requirements as herein stated, and attaching written
approval
      signed by the Principal Landlord, then the Sublessee may declare this Sublease
      Agreement
      null and void. The Sublessee requires that it have signage on the
      Building
      Directory, including its entity name and up to 5 additional lines of signage,
      and the Suite No.,
      which is 202; that the Suite No. 202, and the Sublessee’s entity name be on the
      door of
      the
      Suite; that Sublessee’s sign on its current Suite 300 be moved to 202; that the
Principal
      Landlord agrees to the above signage requirements; and that Thorium Power,
      as of
      the commencement date of this Sublease no longer be listed on the Building
      Directory as
      in
      Suite 202, or on the 202 Suite door. Principal Landlord also agrees to retain
      the existing
      signage or similar signage on the 2nd
      floor
      directing visitors back to 202. The Sublessor
      and the Principal Landlord also agree to provide the Sublessee with 24
hour/seven
      day a week access to the Building and the Sublease Premises and that five (5)
      access
      cards for security card readers will be provided to the Sublessee upon
commencement
      of this Sublease.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    Sublease
      Agreement 

    May
      28,
      2004 

    page
      2 of
      8

     

    2.
      Subleasing
      of Space.
      This
      Sublessor hereby agrees to sublease to the Sublessee, and Sublessee
      hereby agrees to sublease from this Sublessor, the “Sublease Premises,” which
shall
      be
      the entire space shown on the attached drawing at Exhibit A, which is
approximately
      2,093 rentable square feet, in the condition it was in on April 22, 2004
(hereinafter
      referred to as the “Sublease Premises”) for rent, and in accordance with the
agreements,
      and terms and conditions of this Sublease.

     

    3.
      Term.
      The
“Term” of this Sublease will be from June 29, 2004 and shall continue
through
      December 31, 2006. Rent shall commence on July 1, 2004 and continue through
      December
      31, 2006, the expiration date of the underlying Lease. The Sublessor
understands
      time is of the essence and that the Sublessee must vacate its current space
      on
or
      before
      June 30, 2004 or risk incurring very substantial costs pursuant to its current
      lease
      in
      the Building and the Sublessor agrees that the Sublessee will be given
      possession of
      the
      Sublease Premises on or before 6:00 A.M. June 29, 2004. At which time, or
before,
      the Sublessor shall give the Sublessee keys to the Suite entrance door and
      keys
      to all interior doors and the Principal Landlord will provide the access cards.
      The Sublessor shall
      be
      liable for any costs due and/or incurred by the Sublessee because of the
Sublessor’s
      failure to give such possession and commence the Term, including any legal
      costs,
      and the Sublessee in its sole discretion may declare this Sublease null and
      void
      if such
      possession and commencement of the Term is not given by 6:00 A.M. June 29,
      2004.
      If
      late possession and commencement of the Term is given by the Sublessor, and
      the
      Sublessee accepts late possession and commencement of the Term, then the Rent
      shall
      be
      adjusted on a pro rata basis, and the Sublessee may offset from Rent due
pursuant
      to this Sublease costs due and/or incurred by the Sublessee because of the
      Sublessor’s
      failure to give possession and commence the Sublease on or before 6:00
A.M.
      June
      29, 2004 as stated above. Upon signing of the Sublease, the Sublessor shall
      provide
      the Sublessee copies of the drawings and specifications to which the space
      was
built
      out
      including the working construction drawings and electrical wiring and phone/data
      wiring, and in particular including the carpet specifications, and the names
      and
      phone
      numbers of the architect, contractors, and in particular the phone service
      company
      used by the Sublessor. The Sublessor agrees that the Sublessee may use and
      alter
      any
      phone/data or similar lines/wires currently in the space.

     

    4.
      Condition
      of Premises.
      Upon
      commencement of the Term, Sublessor shall deliver and
      Sublessee shall accept possession of the Sublease Premises in their “as shown”
condition on April 22, 2004, excluding
      any
      furniture, equipment or other nonfixed movable items owned by the Sublessor,
      except that:

     

    
      
        
        

      

      
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    Sublease
      Agreement 

    May
      28,
      2004 

    page
      3 of
      8

     

    
      	1)	
              all
                kitchen appliances shall remain in
                place

            

    

     

    
      	2)	
              the
                Sublessor shall leave and convey to the Sublessee free of charge
                the
                following two
                (2) desks and two (2) chairs: the desk and chair located in office
                4; and
                the desk and
                chair located in office 3.

            

    

     

    
      	3)	
              the
                Sublessor shall be permitted by the Sublessee through July 1, 2004
                only to
                leave in
                the Sublease Premises the existing metal file cabinets and their
                contents,
                which contents
                may be left in boxes, as long as the cabinets and boxes are placed
                in the
                open area
                of the Sublease Premises, in an area agreeable to the Sublessee so
                as not
                to obstruct
                its move-in and the location of its furnishings and equipment, but
                only
                through
                July 1, 2004, at which time all of these items shall be removed by
                the
                Subleasor
                at its expense.

            

    

     

    5.
      Rent.
      The rent
      under this Sublease for the Term shall consist of a fixed rent in the
amount
      set forth in Paragraph 6 hereof (sometimes hereinafter call the “Rent”). The
Sublessee
      covenants and agrees to pay this Rent to WRIT, the Principal Landlord, in
lawful
      money of the United States, at the times and in the manner hereinafter
      specified. The
      Rent
      includes all utilities, including electric, HVAC, and plumbing, and building
      services,
      including cleaning, and taxes. The Sublessor agrees to timely meet its
obligations
      to WRIT, the Principal Landlord, including the timely payment of any rent or
      other
      moneys owed to the Principal Landlord under the underlying Lease in addition
      to
      the amount being paid by the Sublessee. The Sublessor agrees that if WRIT
      advises the Sublessee
      that the Sublessor is not current with its payments to WRIT, or otherwise is
      not
in
      compliance with its underlying Lease obligations, that the Sublessee may in
      its
      sole discretion
      make any such payments directly to WRIT, or may terminate this Lease, and
such
      action shall not relieve the Sublessor of its obligations to the Sublessee.
      If
      utilities and/or services are interrupted for more than thirty (30) consecutive
      business days, Rent will
      abate (Rent, however, will abate sooner for the Sublessee, if rent abates sooner
      for the
      Sublessor under its underlying Lease), and if such condition exists, without
      being cured,
      for a total of forty-five (45) calendar days, the Sublessee may terminate this
      Sublease,
      and if so terminated no Rent shall be due from the start of the interruption
      and
going
      forward. Similarly, if all or part of the Sublease Premises is damaged by fire
      or other
      casualty or is untenantable and is not repaired by the Principal Landlord or
      Sublessor
      within ten (10) business days, Rent will abate, and if such condition exists
      without
      being cured, for a total of forty-five (45) calendar days, the Sublessee may
      terminate
      this Sublease, and if so terminated no Rent shall be due from the date of the
      fire or
      other
      casualty or untenantability. (Sublessor shall be required to pay Rent only
      for
      the portion
      of the Sublease Premises that is usable while repair is made.)

     

    6.
      Rent.
      The Rent
      shall be at the rate of Sixty-Nine Thousand Five Hundred Sixty-Five Dollars
      and
      Three Cents ($69,565.03) per annum, $34,782.52 for the first six (6) month
period
      of
      the Term, payable in equal monthly installments of Five Thousand Seven
Hundred
      Ninety-Seven Dollars and Eight Cents ($5,797.08) per month, payable on
      the
      first
      day of each month, except that the first such monthly installment shall be
      due
      and payable on the date of possession June 29, 2004 and shall be paid by
      cashier’s check. For the next twelve months of the Term, January 1, 2005 -
      December 31, 2005, the Rent shall be at the rate of Seventy-One Thousand Three
      Hundred Four Dollars and Sixteen Cents ($71,304.16) per annum, Five Thousand
      Nine Hundred Forty-Two Dollars and One Cent ($5,942.01)
      per month, payable in equal monthly installments, on the first day of each
      month,
      except that the Sublessor shall provide the Sublessee with one free month of
      rent, which
      month shall be November 2005, and for that month zero dollars ($0.00) shall
      be
due
      from
      the Sublessee, and the Sublessor shall pay the Landlord directly all rent due
      for that
      month; and for the following twelve months of the Term, January 1, 2006
      -December
      31, 2006, the Rent shall be at the rate of Seventy-Three Thousand Eighty-Six
      Dollars
      and Seventy-Six Cents ($73,086.76) per annum, Six Thousand Ninety Dollars
and
      Fifty-Six Cents ($6,090.56) per month, payable in equal monthly installments,
      on
      the first
      day
      of each month. The above shall be the total fixed rent; no additional amount
      shall
      be
      due by the Sublessee. Such Rent shall be paid by the Sublessee directly to
      WRIT,
      the
      Principal Landlord.

     

    
      
        
        

      

      
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    Sublease
      Agreement 

    May
      28,
      2004 

    page
      4 of
      8

     

    7. Alterations.
      Without
      further approval, the Sublessee shall have the right at its expense in the
      Sublease Premises to install phone, data, fax, and other lines and electric
      outlets of the
      type
      for office use, and satellite or cable TV connections, and to block up the
      spaces between
      the wall partitions in the space and the ceiling (which the Sublessor represents
      can
      be
      done with drywall and to the best of its knowledge without the requirement
      for
other
      changes, such as fire safety changes, etc.) and may make other nonstructural
      changes
      to the space including paint and carpet, at its expense. The Sublessor also
      agrees the
      space
      can be repartitioned to provide for a different configuration of offices and
      otherwise
      altered by the Sublessee at its expense subject to the conditions the Sublessor
      would
      be
      required to follow under the underlying Lease, including the provision that
      as
      to such
      alterations made by the Sublessee should the Principal Landlord elect that
      such
alterations
      be removed upon termination of the underlying Lease, Sublessee agrees to
cause
      same to be removed at the Sublessee’s cost and expense, unless the Principal
Landlord
      agrees otherwise in granting its consent to such alterations, and that the
      Sublessor
      will promptly submit such request to Principal Landlord and assist to obtain
      such
      approval if sought by the Sublessee.

     

    8.
      Over
      leases.
      Sublessee accepts this Sublease subject to the rules and regulations for use
      of
      the
      space contained in the underlying Lease. Use of the Sublease Premises shall
      be
consistent
      therewith.

     

    9.
      Care
      of Sublease Premises.
      Sublessee shall, during the Term of this Sublease, keep the Sublease
      Premises in good order, ordinary wear and tear excepted, and damage by the
      elements,
      fire, and other casualty excepted, and damage as a result of an action or
omission
      of the Building, the Principal Landlord, or the Sublessor excepted.

     

    10. Insurance.
      Sublessee shall throughout the Term and at its sole cost and expense
maintain
      business general liability insurance, against liability by an occurrence on
      the
Sublease
      Premises at one million per occurrence and 2 million general
      aggregate.

     

    
      
        
        

      

      
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    Sublease
      Agreement

    May
      28,
      2004

    page
      5 of
      8

     

    11. Security
      Deposit.
      Upon the
      execution of this Sublease by the Sublessor and Sublessee,
      and the written approval of the Principal Landlord of this Sublease, and both
      being
      provided to the Sublessee, the Sublessee shall deposit with the Sublessor cash
      in the
      amount of Five Thousand Eight Hundred Eighty-Two Dollars and Twenty-Seven
Cents
      ($5,882.27) (herein the “Security Deposit”) as security for payment and
performance
      of Sublessee’s obligations under this Sublease. In the event of a default by
Sublessee
      under this Sublease, Sublessor shall have the right to apply all or any portion
      of the
      Security Deposit to such default without prejudice to any other right or remedy
      available
      to the Sublessor, after giving the Sublessee notice and ten (10) days to cure
      the default.
      Sublessor shall hold the Security Deposit in an account so that the amount
      is
readily
      available to be returned when due. Such Security Deposit shall be returned
      to
      the Sublessee within seven (7) days after December 31, 2006, the expiration
      of
      the Sublease Term,
      or
      earlier termination.

     

    12. Representations.
      Each
      party represents its existing entity is duly authorized and registered
      to do business in the District of Columbia. Both parties represent to each
      other
that
      they
      have timely paid all of their past rent and any other amounts due to WRIT,
      and
that
      neither has any past due obligation to WRIT, and has no pending dispute with
      WRIT. The
      Sublessor represents and warrants that the space it is subleasing, the Sublease
      Premises,
      was constructed and built out with all necessary permits and inspections being
      obtained
      and that the Sublease Premises complies with all laws, regulations, and any
      other
      Governmental requirements including ADA and fire, electrical and life safety
      requirements,
      and all codes and the underlying Lease, and that if a current Certificate of
      Occupancy
      (COC) is required by the Sublessor or any Governmental entity, or the
Principal
      Landlord, or an insurance company, that the Sublessor will promptly provide
      a
copy
      of
      the COC, or if necessary promptly obtain one, at its sole expense, and that
      the
Sublessor
      will indemnify and hold the Sublessee harmless from and against all costs,
      damages,
      and reasonable expenses (including reasonable attorney fees) incurred by the
      Sublessor,
      directly or indirectly, due to the failure of the Sublessor to have or so
      provide such
      a
      COC.

     

    The
      Sublessor agrees the Sublessee may go directly to the Building’s representatives
      on day-to-day
      matters, and to request heating and air conditioning outside the normal
Building
      operating hours, which Building charges if ordered by the Sublessee, shall
      be
the
      responsibility of the Sublessee.

     

    13. Other.
      Sublessor and the Landlord agree that the Sublessee, at its expense, may install
      a
      doorbell at the side of the Suite 202 door and locate 2 ringers inside, at
      locations to be determined
      by the Sublessee.

     

    Sublessee
      will not be required to continue to use any phone, DSL, or other service
Sublessor
      currently uses.

     

    Both
      the
      Principal Landlord and the Sublessor now recognize and accept that Nicholas
      Ludlow,
      or a substitute, may use one office and certain adjacent space and
      certain
      services
      provided by Carmen & Muss, P.L.L.C. and in such case will be paying Carmen
&
      Muss, P.L.L.C, a monthly rent, and that no further approval with respect to
      this
arrangement
      is required. Sublessee will be permitted to further sublease all or part of
      the
Sublease
      Premises, in accordance with the underlying Lease, as long as Sublessee
      continues to meet its obligations under this Sublease, and Sublessor shall
      promptly process
      any necessary paperwork.

     

    
      
        
        

      

      
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    Sublease
      Agreement

    May
      28,
      2004

    page
      6 of
      8

     

    As
      to
      Article X, Liability of Landlord, Paragraphs 10.1, 10.3, 10.4, and 10.5 of
      the
underlying
      Lease, Landlord, its employees, and agents shall not be liable to Sublessee,
      where Landlord would not be liable to the Sublessor (the Tenant under the
      underlying Lease).

     

    Further,
      Sublessee shall indemnify and hold Sublessor, and its employees, harmless from
      and
      against all actual costs, damages, and reasonable expenses (including reasonable
      attorney
      fees) incurred by the Sublessor for indemnification of the Landlord if caused
      by
the
      Sublessee’s use of the Sublease Premises or business conducted by the Sublessee
therein,
      or an act or omission of the Sublessee in or on the Sublease Premises during
      the
      term of this Sublease, and/or any accident, injury or damage to any person
      or
      property of any
      person, occurring in or on the Sublease Premises during the term of this
      Sublease, except
      that if the above in any way arises from or is caused by an act or omission
      of
      the Sublessor
      or the Landlord the above shall not apply, and except that in no case shall
      the
Sublessee
      indemnify or hold the Sublessor or the Landlord harmless or otherwise be
responsible
      for anything that has occurred previous to the commencement of this Sublease
      including but not limited to anything arising from or related to the
      construction and
      build
      out of the Sublease Premises that was done previous to the commencement of
      this
      Sublease, whether or not such event, or cost, damages, or expense, or other
      loss, or thing,
      occurred before or after commencement of this Sublease and in such case
Sublessor
      shall indemnify and hold Sublessee, and its employees, harmless from and
against
      all actual costs, damages and reasonable expenses (including reasonable
attorneys’
      fees) incurred by the Sublessee.

     

    14. Quiet
      Enjoyment.
      Sublessee shall, during the Term, have the right to have, hold, and enjoy
      the
      Sublease Premises without molestation or hindrance from the Sublessor,
Principal
      Landlord, or any party claiming through or under the Sublessor or Principal
      Landlord.

     

    15. Use.
      Sublessor shall use and occupy the Sublease Premises for general office
purposes.
      Sublessor will not use or permit the use of the Sublease Premises, or any part
      thereof,
      in a manner which would violate the underlying Lease or this Sublease.
Sublessor
      and the Principal Landlord at reasonable times shall have the right to enter
      and
inspect
      the Sublease Premises and to clean, or do repairs, related to the Sublease
      Premises.
      The Sublessee shall be permitted to move its furnishings and equipment into
      and
      out
      of the Sublease Premises at its expense.

     

    16. Surrender.
      By no
      later than midnight on the expiration date of this Sublease granted to
      the
      Sublessee, the Sublessee shall have vacated and quit and surrendered to the
      Sublessor
      the Sublease Premises, broom clean, and in good condition, ordinary wear and
      tear
      and
      damage by the elements, fire, and other casualty excepted, and damage as a
      result
      of
      an action or omission of the Building, the Principal Landlord or the Sublessor
      excepted,
      and the Sublessee shall have removed from the Sublease Premises all of its
      personal
      property, but not any phone/data, T.V., or similar lines/wires or electrical
      outlets added.
      Sublessee’s obligation to perform and observe this covenant shall survive the
expiration
      date of the Term of this Sublease.

     

    
      
        
        

      

      
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    Sublease
      Agreement

    May
      28,
      2004

    page
      7 of
      8

     

    17. Authorization.
      The
      signatory to this Sublease for Sublessee represents by such signature
      that he or she is authorized to enter into this Sublease for and in behalf
      of
      the Sublessee.
      The signatory to this Sublease for Sublessor represents by such signature that
      he
      or she
      is authorized to enter into this Sublease for and in behalf of the
      Sublessor.

     

    18. Notices.
      All
      payments or notices required or permitted hereunder or otherwise shall
be
      in
      writing and hand delivered or delivered by Federal Express paid by sender and
      sent for
      next
      day delivery, if to this Sublessor, at 1901 Pennsylvania Avenue, N.W., Suite
      202, if before commencement of this Sublease Term, and an address to be
      specified in writing, if after commencement of the Sublease Term, and if to
      the
      Sublessee, to Carmen & Muss, P.L.L.C.
      attention Melinda L. Carmen, 1901 Pennsylvania Ave., N.W., Suite 300,
Washington,
      D.C. 20006, if before commencement, and to Suite 202, if after commencement.
      All payments and notices shall be deemed effective (i) upon receipt, if
sent
      by
      personal delivery, or (ii) on the first business day after sent if by Federal
      Express. Either party may, by written notice to the other, designate a new
      address and/or addresses for such payments and notices.

     

    19. Brokerage.
      Sublessee and Sublessor each represent and warrant to each other that no
real
      estate agent, broker or finder has acted for it with respect to this Sublease
      or
      the transaction
      contemplated hereby, and does hereby indemnify and hold harmless the other
      from
      the
      claim of any such persons claiming by or through it by reason of this Sublease
      or
      the
      transaction contemplated hereby.

     

    20. Jury
      Trial.
      Sublessor and Sublessee each hereby waives all right to trial by jury in any
      claim,
      action, proceeding or counterclaim by either Sublessor or Sublessee against
      the
other
      on
      any matters arising out of or in any way connected with this
      Sublease.

     

    21. Invalidity.
      If any
      provision of this Sublease shall be invalid, illegal or unenforceable,
the
      validity, legality and enforceability of the remaining provisions shall not
      be
      affected thereby.

     

    22. Construction.
      This
      Sublease (i) embodies the entire integrated agreement of the Sublessor
      and Sublessee with respect to Sublessee’s lease and occupancy of the Sublease
Premises,
      and supersedes all prior or contemporaneous agreements and understandings,
      whether
      written or oral, express or implied, (ii) may be executed in multiple
      counterparts, each of which shall constitute an original and all of which shall
      constitute but one and the same
      agreement, (iii) shall be governed by and construed in accordance with the
      law
      of the
      District of Columbia, and (iv) shall be binding upon and inure to the benefit
      of

     

    
      
         

      

      
        -7-Exhibit
      A

    

    Washington
      Real Estate Investment Trust

     

    OFFICE
      BUILDING LEASE

     

    BY
      AND
      BETWEEN

     

    Washington
      Real Estate Investment Trust

     

    as
      Landlord

     

    and

    

    Thorium
      Power, Inc.

    
    

    as
      Tenant

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    TABLE
      OF
      CONTENTS

     

    
      	
              ARTICLE
                I. PREMISES

            	
              1

            
	
              ARTICLE
                II. TERM

            	
              1

            
	
              ARTICLE
                III. RENT

            	
              1

            
	
              ARTICLE
                IV. TENANTS TAXES

            	
              4

            
	
              ARTICLE
                V. SECURITY DEPOSIT 

            	
              4

            
	
              ARTICLE
                VI. USE OF PREMISES 

            	
              5

            
	
              ARTICLE
                VII. ENVIRONMENTAL COVENANTS

            	
              5

            
	
              ARTICLE
                VIII. MAINTENANCE OF PREMISES BY TENANT

            	
              6

            
	
              ARTICLE
                IX. LANDLORD SERVICES 

            	
              7

            
	
              ARTICLE
                X. LIABILITY OF LANDLORD 

            	
              7

            
	
              ARTICLE
                XI. SIGNS 

            	
              8

            
	
              ARTICLE
                XII. ALTERATIONS 

            	
              9

            
	
              ARTICLE
                XIII. SUBLETTING AND ASSIGNMENT

            	
              9

            
	
              ARTICLE
                XIV. RIGHT OF ACCESS

            	
              11

            
	
              ARTICLE
                XV. INCREASE IN LANDLORD’S FIRE INSURANCE

            	
              11
                

            
	
              ARTICLE
                XVI. TENANT’S EQUIPMENT 

            	
              11

            
	
              ARTICLE
                XVII. CONDEMNATION

            	
              11

            
	
              ARTICLE
                XVIII. INSURANCE 

            	
              12

            
	
              ARTICLE
                XIX. FIRE OR CASUALTY 

            	
              13

            
	
              ARTICLE
                XX. DEFAULTS AND REMEDIES 

            	
              13

            
	
              ARTICLE
                XXI. BANKRUPTCY 

            	
              14

            
	
              ARTICLE
                XXII. LANDLORD’S LIEN 

            	
              14

            
	
              ARTICLE
                XXIII. LEGAL FEES 

            	
              15

            
	
              ARTICLE
                XXIV. DAMAGE 

            	
              15

            
	
              ARTICLE
                XXV. SUBORDINATION 

            	
              15

            
	
              ARTICLE
                XXVI. TENANT HOLDOVER 

            	
              16

            
	
              ARTICLE
                XXVII. WAIVER AND NOTICE 

            	
              16

            
	
              ARTICLE
                XXVIII. WAIVER OF JURY TRIAL

            	
              16

            
	
              ARTICLE
                XXIX. LIMITATION OF LIABILITY OF LANDLORD

            	
              17

            
	
              ARTICLE
                XXX. NOTICES 

            	
              17

            
	
              ARTICLE
                XXXI. CERTAIN RIGHTS RESERVED BY LANDLORD

            	
              17

            
	
              ARTICLE
                XXXII. BROKER 

            	
              17

            
	
              ARTICLE
                XXXIII. ESTOPPEL CERTIFICATE 

            	
              17

            
	
              ARTICLE
                XXXIV. RULES AND REGULATIONS

            	
              17

            
	
              ARTICLE
                XXXV. FINANCIAL STATEMENTS

            	
              18

            
	
              ARTICLE
                XXXVI. RELOCATION 

            	
              19

            
	
              ARTICLE
                XXXVII. QUIET ENJOYMENT 

            	
              19

            
	
              ARTICLE
                XXXVIII. MEDICAL WASTE 

            	
              19

            
	
              ARTICLE
                XXXIX. MISCELLANEOUS

            	
              19

            

    

     

    
       

    

    
      
        
        

      

      
        -1-

        
          

        

      

      
        
        

      

    

    ATTACHMENTS:

    EXHIBIT
      A
      PLAN

    EXHIBIT
      B
      LANDLORD’S WORK

    EXHIBIT
      C
      MEMORANDUM OF LEASE COMMENCEMENT DATE

    

    
      
        
        

      

      
        -2-

        
          

        

      

      
        
        

      

    

     

    WASHINGTON
      REAL ESTATE INVESTMENT TRUST

     

    OFFICE
      BUILDING LEASE

     

    THIS
      AGREEMENT OF LEASE is made this 14 day of August, 2001 by and between the
      Washington Real Estate Investment Trust, hereinafter called Landlord, and
      Thorium Power INC. hereinafter Tenant.

     

    

     

    WITNESSETH:
      

     

    ARTICLE
      I. PREMISES

     

    1.1.
      In
      consideration of the rent hereinafter reserved and of the covenants hereinafter
      contained. Landlord hereby leases and demises as Tenant,
      and Tenant hereby leases from Landlord, Suites 202 and 204, hereby deemed to
      contain approximately 2,093 square feet of rentable area measured in accordance
      with the Greater Washington Commercial Association of Realtors Standard Method
      of Measurement, on the second floor of the building located at 1901 Pennsylvania
      Avenue, NW, Washington. DC 20006 (“Building”) which space is hereinafter
      referred to as the Premises.
      The foregoing approximation of square footage shall in no affect the Basic
      Annual Rent hereunder should any variance be found to exist between the
      approximation and the actual square footage. The Premises are identified on
      Exhibit “A”, which is attached hereto and incorporated herein for all purposes.
      The lease of the Premises includes the right, together with other tenants of
      the
      Building and members of the public, to use the common areas of the Building,
      but
      includes no other rights not specifically set forth herein Landlord reserves
      the
      right to modify the size, location, arrangement, finish and other features
      of
      the common areas of the Building.

     

    ARTICLE
      II. TERM

     

    2.1.
      The
      Lease Term shall be for five (5) years and zero (0) months (“Term”). The Lease
      Term shall commence on the date Landlord delivers possession of the Premises
      to
      Tenant (“Lease Commencement Date”). It is presently anticipated that the
      Premises will be delivered to Tenant on or about September 1, 2001 (“Anticipated
      Occupancy Date”). If the Lease Commencement Date is not the first day of a
      month, then the Lease Term shall be extended to include the partial month in
      which the Lease Commencement Date occurs. The date on which the Lease Term
      expires shall be the Lease Expiration Date.

     

    2.2.
      If
      Landlord is unable to give possession of the Premises on or about the
      Anticipation Occupancy Date by reason of the holding over or retention of
      possession of any tenant or occupant, or if repairs, improvements or decorations
      of the Premises, or of the Building of which the Premises form a part are not
      completed, or for any other reason, this Lease shall not be void or voidable
      and
      Landlord shall not be subject to any liability for the failure to give
      possession on the Anticipated occupancy Date. Under such circumstances the
      rent
      reserved and covenanted to be paid herein shall not commence until the
      possession of the Premises is given or the Premises are available for occupancy
      by Tenant, and no such failure to give possession on the Anticipated Occupancy
      Date shall in any other respect affect the validity of this Lease or the
      obligations of Tenant hereunder, nor shall same be consumed in any way to extend
      the Lease Term. If permission is given to Tenant to possess the Premises prior
      to the Anticipated Occupancy Date, Tenant covenants and agrees that such
      occupancy shall be deemed to be under all the terms, covenants, conditions
      and
      provisions of this Lease.

     

    2.3.
      Promptly after the Lease Commencement Date is ascertained, Landlord and Tenant
      shall execute a certificate substantially in the form of Exhibit C hereto and
      incorporated herein for all purposes affirming the Lease Commencement Date
      and
      the Lease Expiration Date. 

     

    ARTICLE
      III. RENT

     

    3.1.
      Tenant agrees to pay during the term hereof a Basic Annual Rent of Sixty-Six
      Thousand Two Hundred Thirteen and 00/100 Dollars ($66,213,00). (hereinafter
      called the “Basic Annual Rent”) payable without deduction, set off, abatement,
      demand or counterclaim, in equal monthly installments of Five Thousand Five
      Hundred Seventeen and 75/100 Dollars ($5,517.75). Such Basic Annual Rent (and
      the monthly installments thereof) shall be adjusted annually pursuant to Section
      3.3 hereof. Tenant shall pay the first installment on the execution of this
      Lease and the remaining Installments in advance on the first day of each and
      every calendar month during the Lease Term (commencing with the second month
      of
      the Term).

     

    3.2.
      All
      rent payments shall be made payable to xxRIT and delivered to Washington Real
      Estate Investment Trust, P.O. Box 79555, Baltimore, Maryland, 21279-0555 or
      to
      such other person and place as Landlord may hereafter designate in writing.
      Such
      rent payments shall be paid by check (subject to collection) drawn on a member
      bank of the Federal Reserve System. Fifth District. In the event any check
      is
      returned by Tenant’s bank, or in the event Tenant fails to make any payment of
      rent on such payment’s due date, Landlord shall have the right, at Landlord’s
      option, to require that any or all subsequent payments be made by certified
      funds or cashier’s check.

    

    
      
        
        

      

      
        -1-

        
          

        

      

      
        
        

      

    

     

     

    3.3
      On
      the first day of the second Lease Year (as hereinafter defined) and on the
      first
      day of every Lease Year thereafter during the Lease Term, the Basic Annual
      Rate
      shall be increased by two and 50/100 percent (2.5%) of the preceding Lease
      Year’s Basic Annual Rent.

     

    3.4
      Tenant shall pay to Landlord as additional rent two and 15/100 percent (2.15%)
      (being the stipulated proportion which the rentable area of the Premises bears
      to the total rentable area of the Building) of the increase in real estate
      taxes
      (including special assessment, if any, and any other taxes now or hereafter
      imposed which are in the nature of or in substitution for real estate taxes)
      levied on the Building and the land (the “Land”) on which the Building is
      situated over the “Base Real Estate Taxes.” In the event the rentable area of
      the Building is increased or decreased, the Tenant’s proportionate share will be
      recalculated and adjusted. Tenant’s proportionate share of real estate taxes
      shall be percentage set forth above, except as follows: If any space in the
      Building is leased to a tenant who creates an exemption from real estate taxes
      so as to reduce the Building’s total cost of the same in proportion to that
      tenant’s rentable area, then the rentable area or such tenant’s space shall be
      excluded from the rentable area of the Building for the purpose of determining
      Tenant’s percentage share or real property taxes. For purposes hereof, the Base
      Real Estate Taxes are stipulated to be the amount of real estate taxes actually
      incurred by Landlord with respect to the Building and the Land during calendar
      year 2001.

     

    (a)
      In
      the event that the actual real estate taxes for any calendar year during the
      Term exceed the Base Real Estate Taxes set out above, commencing September
      1,
      2002 and thereafter, Tenant shall pay its proportionate share of the increase
      in
      the real estate taxes for such year over the Base Real Estate Taxes. Any
      increase payable by Tenant under this provision shall be deemed additional
      rent.

     

    (b)
      Prior
      to each January 1st during the Term, Landlord shall provide Tenant a comparison
      of the Base Real Estate Taxes and the projected real estate taxes for the coming
      year. Commencing each January 1st during the Term, Tenant shall pay monthly
      as
      additional rent, one-twelfth (1/12th) of Tenant’s proportionate share of any
      projected increase in the annual real estate taxes over the Base Real Estate
      Taxes. Landlord shall, within ninety (90) days (or as soon thereafter as
      possible) after the close of each calendar year, provide Tenant a statement
      of
      such year’s actual real estate taxes, showing the actual increase, if any, in
      the real estate taxes over the Base Real Estate Taxes. However, Landlord’s
      failure to provide any statement within the time specified shall in no way
      excuse Tenant from its obligation to pay its proportionate share or constitute
      a
      waiver of Landlord’s right to bill and collect such proportionate share. Within
      fifteen (15) days after Tenant’s receipt of said statement, Tenant shall pay
      Landlord Tenant’s proportionate share of the excess, if any, of actual real
      estate taxes over the projected real estate taxes. If the amount paid by Tenant
      during the previous year exceeded Tenant’s share of actual real estate taxes for
      the year, the excess shall be credited towards any amounts then due Landlord
      or
      accruing thereafter and if no amounts are due Landlord or will accrue
      thereafter, then such excess shall be refunded to Tenant.

     

    (c)
      Reasonable expenses incurred by Landlord in obtaining or attempting to obtain
      a
      reduction of real estate taxes shall be added to and included in the annual
      statement of real estate taxes. Real estate taxes which are being contested
      by
      Landlord shall nevertheless be included for purposes of the computation of
      the
      liability of Tenant under this Section; provided, however, that in the event
      that Tenant shall have paid any amount of additional rent pursuant to Section
      3.4 and Landlord shall thereafter receive a refund of any portion of the real
      estate taxes on which such payment was based, Landlord shall pay to Tenant
      its
      proportionate share of such refund less any costs incurred in obtaining same.
      Landlord shall have no obligation to contest, object to, or litigate the levying
      or imposition of any real estate taxes and may settle, compromise, consent
      to,
      waive, or otherwise determine in its discretion any real estate taxes without
      consent or approval of Tenant.

     

    3.5
      Tenant shall pay to Landlord as additional rent two and 54/100 percent (2.54%)
      (being the stipulated proportion which the rentable area of the Premises bears
      to the total rentable office area of the Building) of the increase in Operating
      Expenses during the Term over Initial Operating Expenses. In the event the
      gross
      leasable area of the Building is increased or decreased, then Tenant’s Operating
      Expenses percentage shall be recalculated and adjusted. Tenant’s proportionate
      share of Operating Expenses shall be the percentage set forth above, except
      as
      follows: If any space in the Building is leased to a tenant who is separately
      responsible for paying the cost of a service that would otherwise be included
      in
      Operating Expenses, the rentable area of such tenant’s space shall be excluded
      from the rentable area of the Building for the purpose of determining Tenant’s
      percentage share of the balance of the cost of such services. Additionally,
      if
      any space in the Building is leased to a tenant who creates an exemption from
      any category of Operating Expenses so as to reduce the Building’s total cost of
      the same in proportion to that tenant’s rentable area, then the rentable area of
      such tenant’s space shall be excluded from the rentable area of the Building for
      the purpose of determining Tenant’s percentage share of such category of
      Operating Expenses.

     

    (a)
      “Operating Expenses,” as that term is used herein, shall mean all expenses,
      costs and disbursements (but not replacement of capital investment items or
      specific costs billed to and paid by specific tenants) of every kind and nature
      which Landlord shall pay or become obligated to pay because of or in connection
      with the ownership, management, repair and operation of the Building including,
      but not limited to, the following:

     

    (i)
      Cost
      of wages and salaries of all employees engaged in the operations and maintenance
      of the Building, including taxes, insurance and benefits;

     

    
      
        
        

      

      
        -2-

        
          

        

      

      
        
        

      

    

    

     

    (ii)
      Cost
      of all supplies and materials used in the operation, maintenance and repair
      of
      the Building;

     

    (iii)
      Cost of all utilities (including surcharges) including, but not limited to,
      water, sewer, electricity, heating, lighting, air conditioning and ventilating
      for the Building, but excluding electricity separately paid for by individual
      tenants;

     

    (iv)
      Cost
      of all maintenance and service agreements for the Building and the equipment
      used therein including, but not limited to, access control and energy management
      services, security of the Building, window cleaning, elevator maintenance and
      janitorial service;

     

    (v)
      Cost
      of insurance relating to the Building, including, but not limited to, the cost
      of casualty and liability insurance applicable to the Building and Landlord’s
      personal property used in connection therewith;

     

    (vi)
      Cost
      of repairs and general maintenance (excluding repairs and general maintenance
      paid for by the proceeds of insurance, or by Tenant or third
      parties;

     

    (vii)
      management fee of three percent (3%) of the gross revenues of the
      building;

     

    (viii)
      Cost of any additional service provided by Landlord in the prudent management
      of
      the Building including any service not provided at the Lease Commencement date
      but thereafter provided by Landlord;

     

    (ix)
      Cost
      of audit and accounting services;

     

    (x)
      Cost
      of any capital improvements made to the Building after the Lease Commencement
      Date that, in Landlord’s reasonable judgment are intended to reduce other
      operating expenses or are required under any governmental law or regulation,
      such cost thereof to be amortized over such reasonable period as Landlord shall
      determine.

     

    (b)
      Operating Expenses shall not include the following:

     

    (i)
      costs
      of capital improvements other than as set forth in clause (x) above;

     

    (ii)
      ground rent and interest on and amortization of mortgages; 

     

    (iii)
      Landlord’s income, excise or franchise taxes;

     

    (iv)
      salaries of Landlord’s employees not engaged in the operation, management,
      maintenance or repair of the Building;

     

    (v)
      legal
      fees incurred in connection with the leasing of the Building or in connection
      with disputes with other tenants relating to the collection of rent and similar
      matters not benefiting the tenants of the Building generally;

     

    (vi)
      leasing commissions, advertising expenses and other such expenses incurred
      in
      leasing or marketing the space within the Building.

     

    (c)
      Operating Expenses for each calendar year shall be those actually incurred,
      provided however, that (i) if the Building was not at least ninety percent
      (90%)
      occupied during the entire calendar year, the Operating Expenses shall be
      adjusted to project the Operating Expenses as if the Building were ninety
      percent (90%) occupied, and (ii) Landlord shall bear the percentage of Operating
      Expenses allocable to unleased space within the Building.

     

    (d)
      For
      purposes hereof, the Initial Operating Expenses are stipulated to be the amount
      of Operating Expenses actually incurred by Landlord during calendar year
      2001.

     

    (e)
      In
      the event that the actual Operating Expenses for any calendar year during the
      Term exceed the Initial Operating Expenses set out above, commencing September
      1, 2002 and thereafter, Tenant shall pay its proportionate share of the increase
      in Operating Expenses for such year over the Initial Operating Expenses. Any
      increase payable by Tenant under this provision shall be deemed additional
      rent.

     

    (f)
      Prior
      to each January 1st during the Term, Landlord shall provide Tenant a comparison
      of the Initial Operating Expenses and the projected Operating Expenses for
      the
      coming year. Commencing each January 1st during the Term, Tenant shall pay
      monthly as additional rent, one twelfth (l/12th) of Tenant’s proportionate share
      of any projected increase in the Operating Expenses over the Initial Operating
      Expenses. Landlord shall, within ninety (90) days (or as soon thereafter as
      possible) after the close of each calendar year, provide Tenant a statement
      of
      such year’s actual Operating Expenses, showing the actual increase, if any, in
      Operating Expenses over the Initial Operating Expenses. However, Landlord’s
      failure to provide any statement within the time specified shall in no way
      excuse Tenant from its obligation to pay its proportionate share or constitute
      a
      waiver of Landlord’s right to bill and collect such proportionate share. Within
      fifteen (15) days after Tenant’s receipt of said statement, Tenant shall pay
      Landlord Tenant’s proportionate share of the excess, if any, of actual Operating
      Expenses over the projected Operating Expenses. If the amount paid by Tenant
      during the previous year exceeded Tenant’s share of actual Operating Expenses
      for the year, the excess shall be credited towards any amounts then due Landlord
      or accruing thereafter, and if no amounts are due Landlord or will accrue
      thereafter, then such excess shall be refunded to Tenant.

     

    3.6.
      Should this lease commence or terminate at any time other than the last day
      of a
      calendar year, the amounts due as additional rent pursuant to Sections 3.4
      and
      3.5 for the commencement or termination year only shall be prorated by the
      following fraction.

     

    Days
      Under Lease

    365

    
      
        
        

      

      
        -3-

        
          

        

      

      
        
        

      

    

     

    3.7.
      For
      a period of 180 days following the date on which Landlord delivers to Tenant
      the
      statement of actual Operating Expenses or real estate taxes as provided in
      Sections 3.4 and 3.5 hereof, Tenant at its expense shall have the right during
      Landlord’s business hours to examine Landlord’s books and records relating to
      the Operating Expenses and real estate taxes of the Building for the year to
      which such statement relates; or, at Landlord’s sole discretion, Landlord will
      provide Tenant with an audited statement. If Tenant shall not request an audit
      in accordance with the provisions of this Section 3, within ninety (90) days
      of
      receipt of Landlord’s statement, such statement shall be conclusive and binding
      on Tenant. In the event Tenant elects to audit Landlord’s statement(s), such
      audit must be conducted by an independent nationally recognized accounting
      firm
      that is not being compensated by Tenant on a contingency basis. Additionally,
      Tenant must keep all information it obtains from Landlord’s books and records in
      strictest confidence and Tenant shall cause its auditor to be similarly
      bound.

     

    3.8.
      Tenant’s obligation to pay the amounts due as rent pursuant to this Lease shall
      survive any expiration or termination of this Lease by lapse of time or
      otherwise.

     

    3.9.
      The
      term “Lease Year” shall mean each period of twelve (12) consecutive months
      commencing on the Lease Commencement Date, except that if the Lease Commencement
      Date is not the first day of a month, then the first Lease Year shall commence
      on the Lease Commencement Date and shall continue for the balance of the month
      in which the Lease Commencement Date occurs and for a period of twelve (12)
      calendar months thereafter and subsequent Lease Years shall commence on the
      day
      following the last day of the preceding Lease Year.

     

    3.10.
      If
      the Lease Term begins on other than the first day of a month, Basic Annual
      Rent
      from such date until the first day of the next month shall be prorated on the
      basis of the actual number of days in such month and shall be payable in
      advance.

     

    3.11.
      All
      costs and expenses other than Basic Annual Rent which Tenant assumes or agrees
      to pay to Landlord pursuant to this Lease shall be deemed to be “additional
      rent” and, in the event of nonpayment thereof, Landlord shall have all the
      rights and remedies provided for in the case of nonpayment of rent, including
      assessment of interest and late fees. Basic Annual Rent and additional rent
      are
      sometimes referred to collectively herein as “rent”.

     

    3.12.
      Tenant agrees to pay to Landlord, as additional rent, a late fee equal to five
      percent (5%) of any amount due for monthly rent or other payments due hereunder
      if said payments have not been received by Landlord within five (5) days of
      the
      due date. In addition, if Landlord does not receive such payment within thirty
      (30) days of such payment’s due date, then such payment and late charge shall
      bear interest at the rate per annum equal to the greater of (a) eighteen percent
      (18%) per annum; provided, however, such rate is not usurious or (b) the highest
      non-usurious rate permitted under the laws of the jurisdiction where the
      Building is located from the date such payment was due to the date of payment
      thereof. Such late charge and interest shall constitute additional rent due
      hereunder, shall be paid with the next monthly installment of Basic Annual
      Rent
      coming due hereunder, and shall be in addition to, and not in lieu of, all
      other
      rights and remedies provided to Landlord in this Lease, at law, or in
      equity.

     

    ARTICLE
      IV. TENANT’S TAXES

     

    4.1.
      In
      the event that any business, rent or other taxes, or any governmental charges
      that are now or hereafter levied upon Tenant’s use or occupancy of the Premises
      or Tenant’s business at the Premises are enacted, changed or altered so that any
      of such taxes are levied against Landlord, or the mode of collection of payment
      of such taxes, Tenant shall pay any and all such taxes to Landlord upon written
      demand from Landlord.

     

    ARTICLE
      V. SECURITY DEPOSIT

     

    5.1.
      Tenant agrees to pay to Landlord at the signing of this Lease five thousand
      five
      hundred seventeen and 75/100 Dollars ($5,517.75) (“Security Deposit”) as
      security for compliance with the terms of this Lease. Upon the occurrence of
      any
      Event of Default by Tenant, Landlord may, from time to time in its sole
      discretion, without prejudice to any other remedy, use and apply the Security
      Deposit to the extent necessary to make good any arrearages of rent and any
      other damage, injury, expense or liability suffered by Landlord by such Event
      of
      Default. Following any such application of the Security Deposit, Tenant shall
      pay to Landlord on demand as additional rent the amount so applied in order
      to
      restore the Security Deposit to its original amount. Within approximately
      forty-five (45) days after the Lease Expiration Date and after the Premises
      have
      been timely vacated in good order and repair and inspected and the keys returned
      to Landlord, then Landlord shall return said Security Deposit to Tenant, without
      interest, less such portion of the Security Deposit as Landlord shall have
      used
      to satisfy Tenant’s obligations under this Lease. If Landlord transfers the
      Security Deposit to any transferee of the Building or Landlord’s interest
      therein, then said transferee shall be liable to Tenant for the return of the
      Security Deposit, and Landlord shall be released from all liability for the
      return of the Security Deposit. The holder of any mortgage shall not be liable
      for the return of the Security Deposit unless such holder actually receives
      the
      Security Deposit. If an Event of Default under this Lease shall occur more
      than
      two (2) times within any twelve-month period, irrespective of whether or not
      such Event of Default is cured, then, without limiting Landlord’s other rights
      and remedies provided for in this Lease or at law or equity, the Security
      Deposit shall automatically be increased
      by an amount equal to the greater of: (a) three (3) times the original Security
      Deposit, or (b) three (3) months’ Basic Annual Rent, at the then current amount,
      which shall be paid by Tenant to Landlord within ten (10) days of Landlord’s
      demand therefor.

     

     

    
      
        
        

      

      
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    ARTICLE
      VI. USE OF PREMISES

     

    6.1.
      Tenant shall use and occupy the Premises solely for executive and general
      offices and only in accordance with the uses permitted under applicable zoning
      and other municipal regulations and for no other purpose whatsoever. Tenant
      will
      not use or occupy the Premises for any disorderly, unlawful or extra hazardous
      purposes, or for any purpose that will constitute waste, nuisance or
      unreasonable annoyance to Landlord or other tenants of the Building, or for
      any
      purpose prohibited in the rules and regulations promulgated by Landlord. Tenant
      acknowledges that a use that on a regular basis attracts a large number of
      people would cause unreasonable annoyance to Landlord and other tenants of
      the
      Building. Tenant agrees, at Tenant’s expense, to comply with all present and
      future laws, ordinances, regulations and orders of the United States of America,
      the state in which the Premises are located and any other public or quasi-public
      authority having jurisdiction over the Building.

     

    6.2.
      Tenant shall obtain, at Tenant’s sole expense, any initial certificate of
      occupancy and/or any other permits, approvals and licenses required at the
      time
      of the commencement of the Lease Term. Any amended or substitute certificate
      of
      occupancy necessitated by Tenant’s particular use of the Premises or any
      alterations made by Tenant in the Premises shall be obtained by Tenant at
      Tenant’s sole expense. Tenant shall obtain and keep current such certificates,
      permits, approvals and licenses at Tenant’s own expense and shall promptly
      deliver a copy thereof to Landlord.

     

    ARTICLE
      VII. ENVIRONMENTAL COVENANTS

     

    7.1.
      Tenant, its employees, agents, contractors and invitees shall, at Tenant’s own
      expense, comply with all Environmental Laws, as herein defined, in connection
      with its use and occupancy of the Premises and shall obtain, maintain and comply
      with all necessary environmental permits, approvals, registrations and
      licenses.

     

    7.2.
      Tenant, its employees, agents, contractors and invitees shall not use, generate,
      release, manufacture, treat, refine, produce, process, store, dump or dispose
      of
      any Hazardous Substance, as herein defined, on, under, or about the Premises,
      the Building, or the Land or transport to or from the Premises any Hazardous
      Substance. Notwithstanding anything to the contrary contained in this Section
      7.2, Tenant may use and store within the Premises such reasonable quantities
      of
      normal office products as are used by Tenant in the ordinary course of its
      business operations and which are customarily found in first-class offices;
      provided such reasonable quantities and use do not constitute a danger to the
      health of individuals or a danger to the environment and which are used, stored
      and disposed of in accordance with all applicable Environmental
      Laws.

     

    7.3.
      Tenant shall, at Tenant’s own expense, make all submissions to, provide all
      information required by, and comply with all requirements of all governmental
      authorities (the “Authorities” or “Authority”) under the Environmental Laws.
      Tenant shall provide Landlord with copies of any environmental audit prepared
      by
      or for Tenant with respect to the Premises and any report(s) or filing(s) made
      by Tenant with any Authority.

     

    7.4.
      Should Landlord, any Authority or any third party demand that a clean-up plan
      be
      prepared and that a clean-up be undertaken because of any deposit, spill,
      discharge, or other release of Hazardous Substances that occurs as a result
      of
      Tenant’s use or occupancy of the Premises, then Tenant shall, at Tenant’s own
      expense, prepare and submit to Landlord and any applicable Authority the
      required plans and all related bonds and other financial assurances, and Tenant
      shall carry out all such clean-up plans following their approval by Landlord
      and
      all applicable Authorities.

     

    7.5.
      Tenant shall promptly provide all information regarding the use, generation,
      storage, transportation, or disposal of Hazardous Substances that is requested
      by Landlord. If Tenant fails to fulfill any duty imposed under this ARTICLE
      VII
      within ten (10) days, Landlord may fulfill such duty on behalf of Tenant, at
      Tenant’s cost and expense; and in such case, Tenant shall cooperate with
      Landlord in order to prepare all documents Landlord deems necessary or
      appropriate to determine the applicability of the Environmental Laws to the
      Premises and Tenant’s use thereof, and for compliance therewith, and Tenant
      shall execute all documents promptly upon Landlord’s request. No such action by
      Landlord and no attempt made by Landlord to mitigate damages under any
      Environmental Law shall constitute a waiver of any of Tenant’s obligations under
      this ARTICLE VII.

     

    7.6. Tenant
      shall immediately notify Landlord in writing of any release or discharge of
      any
      Hazardous Substance, whether or not the release is in quantities that would
      require under law the reporting of such release to a governmental or regulatory
      agency.

     

    7.7. Tenant
      shall also immediately notify Landlord in writing of, and shall
      contemporaneously provide Landlord with a copy of:

    
      
        
        

      

      
        -5-

        
          

        

      

      
        
        

      

    

     

    (a)
      Any
      written notice of release of Hazardous Substances in the Premises that is
      provided by Tenant or any subtenant or other occupant of the Premises to a
      governmental or regulatory agency;

     

    (b)
      Any
      notice of a violation, or a potential or alleged violation, of any Environmental
      Law that is received by Tenant or any subtenant or other occupant of the
      Premises from any governmental or regulatory agency;

     

    (c)
      Any
      inquiry, investigation, enforcement, cleanup, removal, or other action that
      is
      instituted or threatened by a governmental or regulatory agency against Tenant
      or any subtenant or other occupant of the Premises and that relates to the
      release or discharge of Hazardous Substances on or from the
      Premises;

     

    (d)
      Any
      claim that is instituted or threatened by any third party against Tenant or
      any
      subtenant or other occupant of the Premises and that relates to any release
      or
      discharge of Hazardous Substance on or from the Premises; and

     

    (e)
      Any
      notice of the loss of any environmental operating permit by Tenant or any
      subtenant or other occupant of the Premises.

     

    7.8.
      Landlord shall have the right, but not the obligation, at all times during
      the
      Lease Term to (1) inspect the Premises; (2) enter upon the Premises to conduct
      tests and investigations and take samples to determine whether Tenant is in
      compliance with the provisions of this ARTICLE VII, or as otherwise necessary;
      and (3) request lists of all Hazardous Substances used, stored or located on
      the
      Premises. The cost of all such inspections, tests and investigations shall
      be
      borne by Tenant.

     

    7.9.
      Tenant’s obligations and liabilities under this ARTICLE VII shall survive the
      expiration or early termination of the Lease. For purposes of this ARTICLE
      VII,
      the Building shall include the Land.

     

    7.10.
      Tenant shall indemnify, defend, protect and hold harmless Landlord, the manager
      of the Building, and their respective officers, directors, trustees,
      beneficiaries, shareholders, partners, agents and employees from all fines,
      suits, procedures, claims, and actions of every kind, and all costs associated
      therewith (including without limitation, attorneys’ and consultants’ fees and
      the costs of investigation and settlement of any claims) arising out of or
      in
      any way connected with (1) any deposit, spill, discharge, or other release
      of
      Hazardous Substances which arises at any time from Tenant’s, its employees’,
      agents’, contractors’, or invitees’ use or occupancy of the Premises or the
      Building; (2) any failure to provide all information, make all submissions
      and
      take all steps required by all Authorities under the Environmental Laws; and
      (3)
      Tenant’s, its employees’, agents’, contractors’ or invitees’ breach of this
      Article VII, whether or not Tenant has acted negligently with respect to such
      Hazardous Substances.

     

    7.11.
      As
      used in this ARTICLE VII, the term “Hazardous Substances” means:

     

    (a)
      any
      substance designated pursuant to Section 311 (b)(2)(A) of the Federal Water
      Pollution Control Act;

     

    (b)
      any
      element, compound, mixture, solution or substance designated pursuant to Section
      102 of the Comprehensive Environmental Response, Compensation and Liability
      Act;

     

    (c)
      any
      hazardous waste having the characteristics identified under or listed pursuant
      to Section 3001 of the Solid Waste Disposal Act;

     

    (d)
      any
      toxic pollutant listed under Section 307(a) of the Federal Water Pollution
      Control Act;

     

    (e)
      any
      hazardous air pollutant listed under Section 112 of the Clean Air
      Act;

     

    (f)
      any
      imminently hazardous chemical substance or mixture with respect of which the
      Administrator of the United States Environmental Protection Agency has taken
      action pursuant to Section 7 of the Toxic Substances Control Act;
      and

     

    (g)
      any
      substance, waste or other material considered hazardous, dangerous or toxic
      under any state, local or federal law, code, ordinance or
      regulation.

     

    (h)
      petroleum and petroleum products, including crude oil or any fraction thereof,
      which is not specifically listed or designated as a Hazardous Substance under
      subsection 7.11 (a) through (g) of this ARTICLE VII, as well as natural gas,
      natural gas liquids, liquefied natural gas and synthetic gas usable for fuel
      and
      mixtures of natural gas and such synthetic gas.

     

    7.12.
      As
      used in this ARTICLE VII, the term “Environmental Laws” shall mean and refer to
      the entirety of the federal acts, portions of which are referenced in Section
      7.11, and all other federal and all state and local laws, codes, ordinances,
      rules regulations, and directives governing the discharge, emission or disposal
      of any pollutant in, to or from the Premises or the Building or other premises
      or the environment and prescribing methods for storing, handling or otherwise
      managing Hazardous Substances and wastes including, but not limited to, the
      then
      current versions of the following federal statutes, their state analogs, and
      the
      regulations implementing them: the Resource Conservation and Recovery Act (42
      U.S.C. 6901 et seq.),
      the
      Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C.
      9601 et seq.),
      the
      Clean Water Act (33 U.S.C. 1251 et seq.),
      the
      Clean Air Act (42 U.S.C. 7401 et seq.),
      and
      the Toxic Substances Control Act (15 U.S.C. 2601 et seq.).

     

    ARTICLE
      VIII. MAINTENANCE OF PREMISES BY TENANT

     

    8.1.
      Tenant
      shall not in any manner deface or injure the Premises or the Building and will
      pay the cost of repairing any damage or injury done to the Premises or the
      Building or any part thereof by Tenant or Tenant’s employees, agents,
      contractors or invitees. Tenant agrees that it will keep the Premises and the
      fixtures therein in clean, safe, sanitary and good order and condition and
      will,
      at the expiration or other
      termination of the Term hereof, remove all goods and effects not the property
      of
      Landlord and surrender and deliver up the same broom clean to Landlord,
      including keys, locks and other fixtures connected
      therewith, in like good order and condition as the same now is or shall be
      at
      the commencement of
      the
      Lease Term, ordinary wear and tear and damage by the elements, fire, and other
      unavoidable casualty
      excepted.

    
      
        
        

      

      
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    8.2.
      Maintenance
      and repair of equipment such as kitchen fixtures, separate air conditioning
      equipment, or any other type of special equipment, whether installed by Tenant
      or by Landlord on behalf of Tenant, shall be the sole responsibility of Tenant
      and Landlord shall have no obligation in connection therewith.

     

    8.3.
      In
      the
      event a balcony is part of the Premises, Tenant agrees to keep the balcony
      in
      clean, safe, sanitary and broom-clean condition. Tenant shall not place or
      put
      any furniture or other items on the balcony without Landlord’s prior written
      consent, except for an antenna, which Tenant may install pursuant to the terms
      of a separate agreement to be entered into between Landlord and Tenant
      containing Landlord’s rules and regulations regarding antennae. In the event
      Tenant fails to obtain Landlord’s prior written consent, Landlord shall have the
      right to remove all such furniture or other items not approved by Landlord.
      Tenant shall not use the balcony for cooking purposes. Landlord shall have
      no
      liability for any person or any furniture or other item that may fall from
      the
      balcony, and Tenant shall indemnify and hold Landlord,
      its employees and agents harmless from and against all costs, claims,
      liabilities, fines, suits, expenses,
      and damages of any kind (including reasonable attorneys’ fees) resulting
      therefrom.

     

    ARTICLE
      IX. LANDLORD SERVICES

     

    9.1.
      Landlord covenants and agrees that it will without additional charge, furnish
      (a) building standard heat and air conditioning to maintain the Premises at
      a
      reasonably comfortable temperature between the hours of 8:00 A.M. and 6:00
      P.M.,
      Monday through Friday of each week, and between
      the hours of 8:00 A.M. and 1:00 P.M. on Saturday of each week, except holidays
      recognized by the
      U.S.
      Government; (b) electricity for lighting purposes, and normal office use
      operations, excluding, however,
      any equipment requiring heavier than normal office use of utilities, (c)
      elevator services; and (d) janitorial and char services from 6:00 P.M to 10:00
      P.M. Monday through Friday of each week, except holidays recognized by the
      U.S.
      Government. It is also agreed that if Tenant requires air conditioning, heat
      or
      janitorial and char services beyond the foregoing normal hours of operation
      of
      the Building, and provided
      arrangements are made with Landlord’s managing agent, Landlord will furnish such
      services and Tenant shall pay as additional rent the cost thereof at the price
      stipulated by Landlord from time to time.

     

    9.2.
      It
      is
      agreed that Landlord shall not be liable in any way for any failure to furnish
      or in any way for any damage or inconvenience caused by the cessation or
      interruption of such heating, air conditioning, electricity, elevator, janitor
      or char services caused by fire, accidents, strikes, breakdowns, necessary
      maintenance, alterations, repairs, scarcity of labor or materials, acts of
      God
      or any other causes. It is further agreed that any such failure or inability
      to
      furnish the utilities or services required hereunder shall not be considered
      an
      eviction, actual or constructive, of Tenant from the Premises, and shall not
      entitle Tenant to terminate this Lease or to an abatement of rent payable
      hereunder.

     

    ARTICLF
      X. LIABILITY OF LANDLORD

     

    10.1.
      Landlord, its employees and agents shall not be liable to Tenant, its employees,
      agents, invitees or any other person or entity claiming through Tenant for
      any
      damage (including indirect and consequential damage), injury, loss or claim
      (including claims for the interruption of or loss to business) based on or
      arising out of any cause whatsoever, including without limitation the following:
      (a) repair to any portion of the Premises or the Building; (b) interruption
      in
      the use of the Premises or any equipment therein; (c) any accident or damage
      resulting from any use or operation (by Landlord, Tenant or any other person
      or
      entity) of elevators or heating, cooling, electrical, sewerage or plumbing
      equipment or apparatus; (d) termination of this Lease by reason of damage to
      the
      Premises or the Building; (e) fire, robbery, theft, vandalism, mysterious
      disappearance or any other casualty; (f) actions of any other tenant of the
      Building or of any other person or entity; (g) failure or inability of Landlord
      to furnish any utility or service specified in this Lease; and (h) leakage
      in
      any part of the Premises or the Building, or from water, rain, ice or snow
      that
      may leak into, or flow from, any part of the Premises or the Building, or from
      drains, pipes or plumbing fixtures in the Premises or the Building. All personal
      property stored or placed by Tenant or its employees, agents, invitees or any
      other person or entity claiming through Tenant in or about the Premises or
      the
      Building shall be at the sole risk of Tenant, and Landlord shall not in any
      manner be held responsible therefor. Landlord shall not be liable in damages,
      nor shall this Lease be affected, for conditions arising or resulting from
      the
      construction of contiguous premises, which may affect the Building of which
      the
      Premises are a part. Landlord assumes no liability or responsibility whatsoever
      with respect to the conduct and operation of the business to be conducted in
      the
      Premises. For purposes of this Section, the term “Building” shall be deemed to
      include the Land. Notwithstanding the foregoing, Landlord shall not be released
      from liability to Tenant for any physical injury to any natural person caused
      solely by Landlord’s, or its employees’ or agents’ gross negligence or willful
      misconduct except to the extent covered by ARTICLE XVIII of this
      Lease.

     

    
      
        
        

      

      
        -7-

        
          

        

      

      
        
        

      

    

     

    
       

      10.2.
        Tenant shall indemnity and hold Landlord, its employees and agents harmless
        from
        and against all costs, damages, claims, demands, liabilities, fines, suits,
        actions, proceedings, orders, decrees, judgments, expenses and damages of
        any
        kind and nature (including without limitation attorneys’ fees and the costs of
        investigation and settlement of any claims) asserted by or on behalf of any
        person, entity or governmental authority against landlord, directly or
        indirectly, based on or arising out of (a) Tenant’s use and occupancy of the
        Premises or the business conducted by Tenant therein, (b) any act or omission
        of
        Tenant or any employee, agent, or invitee of Tenant in or on the Premises,
        and/or (c) any accident, injury or damage whatsoever to any person, or line
        property of any person, occurring in or
        on the
        Premises unless the same was caused by the sole gross negligence or willful
        misconduct of Landlord, its employees or agents.

       

      10.3.
        Tenant and all those claiming by, through or under Tenant shall store their
        property in and shall occupy and use the Premises and any improvements therein
        and appurtenances thereto and all other portions of the Building solely at
        their
        own risk, and Tenant and all those claiming by, through or under Tenant hereby
        release Landlord, to the full extent permitted by law, from all claims of
        every
        kind, including loss of life, personal or bodily injury, damage to merchandise,
        equipment, fixtures or other property, or damage to business or for business
        interruption arising directly or indirectly, out of or from or on account
        of
        such occupancy and use or resulting from any present or future condition
        or
        state of repair thereof.

       

      10.4.
        Landlord shall not be responsible or liable at any time to Tenant, or to
        those
        claiming by, through or under Tenant, for any loss of life, bodily or personal
        injury, or damage to property or business or for business interruption that
        may
        be occasioned by or though the acts, omissions or negligence of any other
        persons or any other tenants or occupants of any portion of the
        Building.

       

      10.5.
        Landlord shall not be responsible or liable at any time for any defects,
        latent
        or otherwise, in the Building or any of the equipment, machinery, utilities,
        appliances or apparatus therein, nor shall Landlord be responsible or liable
        at
        any time for loss of life or injury or damage to any person or to any property
        or business of Tenant, or those claiming by, through or under Tenant, caused
        by
        or resulting from the bursting, breaking, exploding, leaking, running seeping,
        overflowing or backing up of water, steam, gas, sewage, snow or ice in any
        part
        of the Premises or the Building or caused by or resulting from acts of God
        or
        the elements, or resulting from any defect or negligence by third parties
        in the
        occupancy, construction, operation or use of any buildings or improvements
        in
        the Building, including the Premises.

       

      10.6.
        Tenant shall give prompt notice to Landlord in case of fire or other casualty
        or
        accidents in the Premises or in the Building of any defects therein or in
        any of
        its fixtures, machinery or equipment.

       

      10.7.
        If
        any landlord hereunder transfers the Building or such landlord’s interest
        therein, then such landlord shall not be liable for any obligation or liability
        based on or arising out of any event or condition occurring on or after the
        date
        of such transfer.

       

      10.8.
        Tenant shall not have the right to offset or deduct the amount allegedly
        owed to
        Tenant pursuant to any claim against Landlord from any rent or other sum
        payable
        to Landlord. Tenant’s sole remedy for recovering upon such claim against
        Landlord shall be to institute an independent action against Landlord. Tenant
        shall not seek the consolidation of any such action brought by Tenant with
        any
        action brought by Landlord hereunder.

       

      10.9.
        If
        permitted by law, Landlord shall have the right at any time and from time
        to
        time during the Term to either continue to contract for service from the
        current
        utility service provider or contract for service from a different company
        or
        companies providing utility service each such company shall hereinafter be
        referred to as an “Alternate Service Provider”. Tenant shall cooperate with
        Landlord, the utility service provider, and any Alternate Service Provider
        at
        all times and, as reasonably necessary, shall allow Landlord, utility service
        provider, and any Alternate Service Provider reasonable access to the Property’s
        pipes, electric lines, feeders, risers, wiring, and any other machinery within
        the Premises. Landlord shall in no way be liable or responsible for any loss,
        damage, or expense that Tenant may sustain or incur by reason of any change,
        failure, interference, disruption, or defect in the supply or character of
        the
        utility service furnished to the Premises, or if the quantity or character
        of
        the utility service supplied by the utility service provider or any Alternate
        Service Provider is no longer available or suitable for Tenant’s requirements,
        and no such change, failure, defect, unavailability, or unsuitability shall
        constitute an actual or constructive eviction, in whole or in part, or entitle
        Tenant to any abatement or diminution of rent, or relieve Tenant from any
        of its
        obligations under the Lease.

       

      ARTICLE
        XI. SIGNS

       

      11.1.
        Tenant further agrees that (a) no signs, advertisements or notices shall
        be
        inscribed, painted or affixed on any part of the outside or inside of the
        Premises or Building, except on the directories and doors of offices, and
        then
        only in such size, color and style as Landlord shall approve; (b) Landlord
        has
        the right to prohibit any advertisement of Tenant which in Landlord’s opinion
        tends to impair the reputation of the Building or its desirability as a Building
        for offices or for financial, insurance or other institutions and businesses
        of
        like nature, and upon written notice from Landlord, Tenant shall refrain
        from
        and discontinue such advertisement; (c)if any such sign or advertisement
        is
        nevertheless exhibited by Tenant, Landlord shall have the right to remove
        the
        same and Tenant shall be liable for any and all expenses incurred by Landlord
        in
        said removal; (d) Landlord shall have the right to prescribe the weight and
        method of installation and position of safes or other heavy fixtures or
        equipment and Tenant will not install in the Premises any fixtures, equipment
        or
        machinery that will place a load upon any floor exceeding the floor load
        per
        square foot area which such floor was designed to carry; and (e) all damage
        done
        to the Building by taking in or removing a safe or any other article of Tenant’s
        office equipment, or due to its being in the Premises, shall be repaired
        at the
        expense of Tenant. No freight, furniture or other bulky matter of any
        description will be received into the Building or carried in the elevators,
        except as approved by Landlord. All moving of furniture, material and equipment
        shall be under the direct control and supervision of Landlord, who shall,
        however, not be responsible for any damage to or charges for moving same.
        Tenant
        agrees promptly to remove from the public area adjacent to the Building any
        of
        Tenant’s merchandise there delivered or deposited. Tenant hereby agrees to
        purchase a door sign and directory strips in accordance with Landlord’s sign
        specifications.

      
        
          
          

        

        
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      ARTICLE
        XII. ALTERATIONS

       

      12.1.
        Tenant accepts the Premises in its “AS IS” condition. Landlord is under no
        obligation to make any structural or other alterations, decorations, additions,
        improvements, renovations or other changes (collectively “Alterations”) in or to
        the Premises except as set forth in Exhibit B or otherwise expressly provided
        in
        this Lease.

       

      12.2.
        Tenant will not make any Alterations, structural or otherwise, in or to the
        Premises or any part thereof nor install any equipment of any kind that will
        require any alterations or additions to the use of the water system, heating
        system, air conditioning system, ventilation system, electrical system or
        plumbing system, without the prior written consent of Landlord. At the time
        of
        Tenant’s request for Landlord’s consent to such Alterations, Tenant shall
        provide Landlord hard-lined architectural drawings and drawings on AUTOCAD
        disks. Any Alterations made by Tenant shall be made: (a) in a good, workmanlike,
        first-class and prompt manner; (b) using new materials only; (c) by a contractor
        and in accordance with plans and specifications approved in writing by Landlord.
        (d) in accordance with all applicable legal requirements and with all
        requirements of any insurance company insuring the Building or any portion
        thereof, including, but not limited to, compliance with Title FIII of The
        Americans with Disabilities Act of 1990, as amended; and (e) after completion
        of
        alterations Tenant shall obtain and deliver to Landlord written, unconditional
        waivers of mechanics’ and materialmen’s liens against the Premises and the
        Building from all proposed contractors, subcontractors, laborers and material
        suppliers for all work and materials in connection with such Alterations.
        Landlord’s approval of the Alterations shall create no responsibility or
        liability on the part of Landlord for their completeness, design sufficiency
        or
        compliance with all codes, laws, rules and regulations of governmental agencies
        or authorities.

       

      12.3.
        It
        is distinctly understood that all Alterations, including wall to wall carpeting,
        upon the Premises (whether with or without Landlord’s consent), shall, at the
        election of Landlord, remain upon the Premises and be surrendered with the
        Premises at the expiration of this Lease without disturbance, molestation
        or
        injury. Tenant will not use any floor adhesive in the installation of any
        carpeting. All interior and suite entry door locks shall be keyed to the
        Building’s master key. Should Landlord elect that Alterations upon the Premises
        be removed upon termination of this Lease or upon termination of any renewal
        period hereof, Tenant hereby agrees to cause same to be removed at Tenant’s sole
        cost and expense and should Tenant fail to remove the same, then and in such
        event Landlord may cause same to be removed at Tenant’s expense and Tenant
        hereby agrees to reimburse Landlord for the cost of such removal together
        with
        any and all damages which Landlord may suffer and sustain by reason of the
        failure of Tenant to remove the same.

       

      12.4.
        Tenant shall be responsible for causing the Premises to comply with Title
        III of
        the Americans with Disabilities Act of 1990, as amended (“ADA”). Landlord shall
        be responsible for causing the common areas of the Building to comply with
        the
        ADA; provided, however, if Tenant makes any Alterations to the Premises which
        causes the common areas not to comply with the ADA, then Tenant shall be
        responsible for the cost of making all Alterations to the common areas of
        the
        Building required to correct such non-compliance. Tenant and Landlord
        acknowledge and agree that Landlord shall have full benefit of all rules,
        regulations and guidelines promulgated under the ADA, such as the guidelines
        which require a landlord only to make those alterations which are readily
        achievable.

       

      ARTICLE
        XIII. SUBLETTING AND ASSIGNMENT

       

      13.1.
        Tenant shall not assign this Lease or any of Tenant’s rights or obligations
        hereunder, or sublet or permit anyone to occupy the Premises or any part
        thereof, without Landlord’s prior written consent, which consent shall not be
        unreasonably withheld, conditioned or delayed. No assignment or transfer
        of this
        Lease may be effected by operation of law or otherwise without Landlord’s prior
        written consent. The consent of Landlord to any assignment or subletting
        shall
        not be construed as a waiver or release of Tenant from liability for the
        performance of all covenants and obligations to be performed by Tenant under
        this Lease. The transfer, whether a single transfer or multiple transfers,
        of
        fifty percent (50%) or more of the ownership interests of Tenant within a
        twelve
        (12) month period shall be deemed equivalent to an assignment or subletting
        requiring consent of Landlord. Any attempted assignment or subletting made
        without Landlord’s consent shall at the option of Landlord be deemed an Event of
        Default under this Lease. Landlord’s acceptance or collection of rent from any
        assignee, subtenant or occupant shall not be construed (a) as a consent to
        or
        acceptance of such assignee, subtenant or occupant as a tenant, (b) as a
        waiver
        by Landlord of any provision hereof, (c) as a waiver or release of Tenant
        from
        liability for the performance of any obligation to be performed under this
        Lease
        by Tenant, or (d) as relieving Tenant or any assignee, subtenant or occupant
        from the obligation of obtaining Landlord’s prior written consent to any
        subsequent assignment, subletting or occupancy. Tenant hereby assigns to
        Landlord any rent due from any assignee, subtenant or occupant of Tenant
        as
        security for Tenant’s performance of its obligations pursuant to this Lease;
        provided, however, Tenant shall have the right to collect such rent as long
        as
        Tenant is not in Event of Default under the terms of this Lease. Tenant
        authorizes each such assignee, subtenant or occupant to pay such rent directly
        to Landlord if such assignee, subtenant or occupant receives written notice
        from
        Landlord specifying that such rent shall be paid directly to Landlord. In
        the
        event of Event of Default by any assignee of Tenant or any successor of Tenant
        in the performance of any of the terms hereof, Landlord may proceed directly
        against Tenant without the necessity of exhausting remedies against such
        assignee or successor. Landlord may consent to subsequent assignments or
        subletting of this Lease or amendments or modifications to this Lease with
        assignees of Tenant, without notifying Tenant, or any successor of Tenant,
        and
        without obtaining its or their consent thereto and such action shall not
        relieve
        Tenant of liability under this Lease. Tenant shall not mortgage this Lease
        without Landlord’s consent, which consent may be granted or withheld in
        Landlord’s sole discretion. All restrictions and obligations imposed pursuant to
        this Lease on Tenant shall be deemed to extend to any subtenant, assignee
        or
        occupant of Tenant, and Tenant shall cause such persons to comply with all
        such
        restrictions and obligations. Tenant shall pay to Landlord a One Thousand
        and
        00/100 Dollar ($1,000.00) processing fee as well as expenses (including
        reasonable attorneys’ fees) incurred by Landlord in connection with Tenant’s
        request for Landlord to give its consent to any assignment, subletting,
        occupancy or mortgage, whether or not Landlord consents
        thereto.

      
        
          
          

        

        
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      13.2.
        A
        corporate Tenant may, with the prior written consent of Landlord, which consent
        shall not be unreasonably withheld, conditioned or delayed, assign this Lease
        to
        its parent or subsidiary, provided the same assignee assumes, in full, the
        obligations of Tenant under this Lease, and such assignment shall not relieve
        Tenant of its obligations hereunder.

       

      13.3.
        If
        at any time Tenant intends to assign, sublet or otherwise transfer all or
        part
        of the Premises or this Lease, then Tenant shall give written notice to Landlord
        (“Sublease Proposal Notice”) of the area proposed to be assigned or sublet (the
“Proposed Sublet Space”) and the term for which Tenant desires to sublet the
        Proposed Sublet Space, the name of the proposed subtenant or assignee and
        such
        other information as Landlord shall reasonably request.

       

      13.4.
        After receipt of Tenant’s Sublease Proposal Notice, Landlord shall also have the
        right, in its sole and absolute discretion, in addition to Landlord’s rights in
        Section 13.1, to elect: (a) to consent to the proposed sublease or assignment,
        (b) to reject the proposed sublease or assignment, (c) to sublease the Proposed
        Sublet Space from Tenant for the term for which Tenant has proposed to sublet
        such space, or (d) to terminate this Lease with respect to the Proposed Sublet
        Space. Landlord shall exercise such right by sending Tenant written notice
        within forty-five (45) days after Landlord’s receipt of the Sublease Proposal
        Notice. If Landlord elects to sublease the Proposed Sublet Space from Tenant,
        such sublease shall be at the same Basic Annual Rent and additional rent
        as
        Tenant is obligated to pay for such space under this Lease and otherwise
        upon
        the same terms and conditions as are contained in this Lease, except that
        Landlord shall be entitled to sub-sublet the Proposed Sublet Space without
        Tenant’s consent and without paying to Tenant any amount in excess of the rent
        and other charges payable to Tenant pursuant to its sublease with Landlord.
        If
        the Proposed Sublet Space does not constitute the entire Premises and Landlord
        elects to terminate this Lease with respect to the Proposed Sublet Space,
        then
        (1) Tenant shall tender the Proposed Sublet Space to Landlord on a date
        specified in Landlord’s notice (which date shall not be more than sixty (60)
        days after the date of such notice) as if such specified date had been
        originally set forth in this Lease as the Expiration Date of the Lease Term
        with
        respect to the Proposed Sublet Space, and (2) as to all portions of the Premises
        other than the Proposed Sublet Space, this Lease shall remain in full force
        and
        effect except that the Basic Annual Rent payable pursuant to ARTICLE III
        shall
        be reduced pro rata. Tenant shall pay all expenses of construction required
        to
        permit the operation of the Proposed Sublet Space separate from the balance
        of
        the Premises. If the Proposed Sublet Space constitutes the entire Premises
        and
        Landlord elects to terminate this Lease, then (1) Tenant shall tender the
        Premises to Landlord on a date specified in Landlord’s notice (which date shall
        not be more than sixty (60) days after the date of such notice), and (2)
        the
        Lease Term shall terminate on such specified date. Notwithstanding anything
        to
        the contrary in the foregoing provisions of this Section 13.4, Landlord shall
        not have the right to sublease the Proposed Sublet Space or to terminate
        this
        Lease with respect to the Proposed Sublet Space in the event Tenant proposes
        to
        assign this Lease to a corporation or other business entity into or with
        which
        Tenant shall be merged or consolidated, or to which substantially all of
        the
        assets of Tenant may be transferred, provided that such successor entity
        has
        assumed in writing all of the obligations and liabilities of Tenant under
        this
        Lease.

       

      13.5.
        In
        the event Landlord does not exercise its rights to sublet the Proposed Sublet
        Space from Tenant or to terminate this Lease with respect thereto, Tenant
        shall
        be entitled to seek Landlord’s consent to an acceptable assignee or subtenant
        for the Proposed Sublet Space, for a sublease term no longer than that set
        forth
        in the Sublease Proposal Notice, such consent not to be unreasonably withheld,
        conditioned or delayed. Such consent or permission pursuant to Section 13.1
        may
        be withheld if (a) the subtenant or assignee is of a character or engaged
        in a
        business which is not in keeping with the standards of Landlord for the
        Building, (b) Tenant is in Event of Default under this Lease, (c) the Proposed
        Sublet Space is not regular in shape with appropriate means of ingress and
        egress and suitable for normal renting purposes, (d) in the reasonable judgment
        of Landlord, the assignee or sublessee does not have the financial capacity
        or
        experience to undertake the obligations of this Lease or the sublease, or
        (e)
        such a sublease or assignment would violate any term or condition of any
        covenant or agreement of Landlord involving the Building, or any other tenant
        lease within the Building. In the event such assignment or sublease for the
        assignee or subtenant designated in Tenant’s Sublease Proposal Notice (which
        assignment/sublease and assignee/subtenant are acceptable to and approved
        by
        Landlord) has not been executed by Tenant and submitted to Landlord within
        one
        hundred fifty (150) days from the date of Tenant’s Sublease Proposal Notice,
        Tenant shall not be entitled to enter into such assignment or sublease without
        first submitting a new Sublease Proposal Notice to Landlord and affording
        Landlord an opportunity to exercise its rights as set forth in Section 13.4,
        including its subletting or termination rights.

      
        
          
          

        

        
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      13.6.
        If
        any sublease, assignment or other transfer (whether by operation of law or
        otherwise and whether consented to or not) provides that the subtenant, assignee
        or other transferee is to pay any amount in excess of the rent and other
        charges
        due under this Lease (except rent or other payments received which are
        attributable to the amortization of the cost of leasehold improvements made
        to
        the sublet or assigned portion of the Premises by Tenant for the subtenant
        or
        assignee, and other reasonable expenses incident to the subletting or
        assignment, including standard leasing commissions), then whether such excess
        is
        in the form of an increased monthly or annual rent, a lump sum payment, payment
        for the sale, transfer or lease of Tenant’s fixtures, leasehold improvements,
        furniture and other personal property, or any other form (and if the subleased
        or assigned space does not constitute the entire Premises, the existence
        of such
        excess shall be determined on a pro rata basis), then Tenant shall pay to
        Landlord fifty percent (50%) of any such excess as additional rent upon such
        terms as shall be specified by Landlord and in no event later than ten (10)
        days
        after Tenant’s receipt thereof. Tenant expressly waives any right that it might
        have to retain such fifty percent (50%) of the excess pursuant to the provisions
        of section 365(f) of the Bankruptcy Code. Landlord shall have the right to
        inspect and audit Tenant’s books and records relating to any sublease,
        assignment or other transfer. Any sublease, assignment or other transfer
        shall
        be effected on a form approved by Landlord.

       

      13.7.
        Any
        sublease or assignment shall require Tenant and Subleasee/Assignee to execute
        Landlord’s standard Consent to Sublease or Consent to Assignment
        document.

       

      ARTICLE
        XIV. RIGHT OF ACCESS

       

      14.1.
        Landlord, its employees and representatives shall have the right at any time
        during the Lease Term, upon reasonable notice (which may be verbal) except
        in an
        emergency (when no notice shall be required), to enter into and upon any
        and all
        parts of the Premises during business hours (or, in an emergency, at any
        hour)
        to (a) view, inspect, secure and clean the Premises, (b) make repairs to
        the
        Premises or Building, or introduce, replace, repair, alter or make new or
        change
        existing connections from any fixture, pipes, wires, ducts, conduits, or
        other
        construction therein, (c) remove, without being held responsible therefor,
        placards, signs, lettering, window or door coverings and the like not expressly
        consented to or (d) show the Premises to prospective tenants, purchasers
        or
        lenders; and Tenant shall not be entitled to any abatement or reduction of
        rent
        by reason thereof, nor shall such be deemed to be an actual or constructive
        eviction. Landlord shall have the right to use a portion of the Premises
        for all
        necessary pipes and wires leading to and from the portions of the Building
        not
        hereby leased, which will not unreasonably interfere with Tenant’s use of the
        Premises. Landlord may, within one hundred and twenty (120) days preceding
        the
        expiration of the Lease Term, enter the Premises to place and maintain notices
        for letting, free from hindrance or control of Tenant. If Tenant shall vacate
        the Premises during the last month of the Lease Term, Landlord shall have
        the
        unrestricted right to enter the Premises after Tenant’s moving to commence
        preparations for the succeeding tenant or for any other purpose whatever,
        without affecting Tenant’s obligation to pay rent for the full Lease
        Term.

       

      ARTICLE
        XV. INCREASE IN LANDLORD’S FIRE INSURANCE

       

      15.1.
        Tenant will not do or permit anything to be done in the Premises or the Building
        or bring or keep anything therein which shall in any way increase the rate
        of
        fire or other insurance for said Building, or on the property kept therein,
        or
        obstruct, or interfere with the rights of other tenants, or in any way injure
        or
        annoy them, or those having business with them, or conflict with the fire
        laws
        or regulations, or with any insurance policy upon said Building or any part
        thereof, or with any statutes, rules or regulations enacted or established
        by
        the appropriate governmental authority.

       

      ARTICLE
        XVI. TENANT’S EQUIPMENT

       

      16.1.
        Tenant will not install or operate in the Premises any electrically operated
        equipment or other machinery, other than typewriters, calculators, personal
        computers, facsimile machines and such other electrically operated office
        machinery and equipment normally used in modern offices, without first obtaining
        the prior written consent of Landlord, who may condition such consent upon
        the
        payment by Tenant of additional rent as compensation for any excess consumption
        of water and/or electricity as may be occasioned by the operation of said
        equipment or machinery. Tenant shall not install any other equipment of any
        kind
        or nature whatsoever which will or may necessitate any changes, replacements
        or
        additions to or require the use of the water system, plumbing system, heating
        system, air conditioning system, ventilation system or the electrical system
        of
        the Premises without the prior written consent of Landlord. Business machines
        and mechanical equipment which cause noise or vibration that may be transmitted
        to the structure of the Building or to any space therein to such a degree
        as to
        be objectionable to Landlord or to any tenant shall be installed and maintained
        by Tenant, at Tenant’s expense, on vibration eliminators or other devices
        sufficient to eliminate such noise and vibration.

       

      ARTICLE
        XVII. CONDEMNATION

       

      17.1.
        If
        all or any portion of the Premises or occupancy thereof shall be permanently
        taken or condemned by any governmental or quasi-governmental authority for
        any
        public or quasi-public use or purpose or sold under threat of such a taking
        or
        condemnation (collectively, “Condemnation”), and such Condemnation shall
        materially and adversely affect Tenant’s use of the Premises, then this Lease
        shall terminate on the date possession thereof is taken by such authority
        and
        rent shall be apportioned as of such date. In the event of the Condemnation
        of
        any portion of the Premises which does not materially and adversely affect
        Tenant’s use of the Premises, then this Lease shall continue in full force and
        effect as to the part of the Premises not Condemned, except that as of the
        date
        possession is taken by such authority, Tenant shall not be required to pay
        the
        Basic Annual Rent with respect to the part of the Premises Condemned.
        Notwithstanding anything herein to the contrary, if twenty-five percent (25%)
        or
        more of the Land or the Building is Condemned, then whether or not any portion
        of the Premises is Condemned, Landlord shall have the right to terminate
        this
        Lease as of the date title vests in such authority.

      
        
          
          

        

        
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      17.2.
        All
        awards, damages and other compensation paid by such authority on account
        of such
        Condemnation shall belong to Landlord, and Tenant assigns to Landlord all
        rights
        to such awards, damages and compensation. Tenant shall not make any claim
        against Landlord or the authority for any portion of such awards, damages
        or
        compensation attributable to damage to the Premises, value of the unexpired
        portion of the Lease Term, loss of profits or goodwill, leasehold improvements
        or severance damages. Tenant may, if allowed by statute, seek such awards
        or
        damages for moving expenses, loss of profits and fixtures and other equipment
        installed by it which do not, under the terms of this Lease, become the property
        of Landlord at the termination hereof. Such awards or damages must be made
        by a
        Condemnation court or other authority and must be separate and distinct from
        any
        award to Landlord for the Land and Building and shall not diminish any award
        of
        Landlord.

       

      ARTICLE
        XVIII. INSURANCE

       

      18.1.
        Landlord agrees that it will keep the Building insured against loss due to
        fire
        and other property risks included in standard all risk coverage insurance
        policies, and covering loss of income from such property risk, or in lieu
        thereof, insure the Building against loss or damage as a self
        insurer.

       

      18.2.
        Throughout the Lease Term, Tenant shall insure the contents of the Premises,
        including, without limitation, alterations, decorations, furnishings, fixtures
        and equipment used or installed in the Premises by or on behalf of Tenant,
        and
        the other personal property of Tenant in the Premises, against loss due to
        fire
        and other property risks included in standard all risk coverage insurance
        policies, in an amount equal to the replacement cost thereof and covering
        loss
        of income from such property risk. All insurance carried by Tenant hereunder
        shall be primary and not contributing with any insurance carried by
        Landlord.

       

      18.3.
        Landlord and Tenant agree that all insurance policies required to be carried
        pursuant to Section 18.1 hereof shall either permit or contain an express
        waiver
        of any right of recovery (by subrogation or otherwise) by the insurance company
        against Tenant, and that all insurance policies required to be carried pursuant
        to Section 18.2 shall either permit or contain an express waiver of any right
        of
        recovery (by subrogation or otherwise) by the insurance company against
        Landlord, its managing agent and any mortgagee of Landlord. Each party hereby
        waives any and every right or cause of action for any and all loss of, or
        damage
        to, any of its property (whether or not such loss or damage is caused by
        the
        fault or negligence of the other party or anyone for whom said other party
        may
        be responsible), which loss or damage is covered by valid and collectible
        fire,
        extended coverage, “All Risk” or similar policies, maintained by such party or
        required to be maintained by such party under this Lease, to the extent that
        such loss or damage is recovered under said insurance policies or would have
        been recovered if the insurance policies required hereunder had been maintained
        as required pursuant to this Lease. Written notice of the terms of said mutual
        waivers shall be given to each insurance carrier and said insurance policies
        shall be properly endorsed, if necessary, to prevent the invalidation of
        said
        insurance coverage’s by reason of said waivers.

       

      18.4.
        Throughout the Lease Term, Tenant shall obtain and maintain commercial general
        liability insurance on an occurrence basis protecting against any liability
        occasioned by any occurrence on or about the Premises and containing contractual
        liability coverage and business interruption coverage. Such insurance shall
        be
        initially in minimum amounts of One Million Dollars ($1,000,000) per occurrence
        and Two Million Dollars ($2,000,000) general aggregate and shall be for a
        minimum term of one (1) year.

       

      18.5.
        Tenant shall also maintain throughout the Lease Term, at Tenant’s sole cost and
        expense, worker’s compensation in statutory limits.

       

      18.6.
        Each of said policies of insurance to be carried by Tenant hereunder shall
        name
        Landlord and Landlord’s managing agent as an additional insured, and if
        requested by the holder of any mortgage or deed of trust against the Building,
        shall also name such holder as an additional insured. Each policy shall contain
        an endorsement which provides that no cancellation or reduction of coverage
        may
        be made without first giving Landlord, Landlord’s managing agent and, if named
        as an additional insured, the holder of any mortgage or deed of trust on
        the
        Building, at least thirty (30) days prior written notice of such proposed
        action. All insurance policies required under this Lease shall be issued
        by
        insurance companies licensed to do business in the jurisdiction wherein the
        Building is located with a then current Alfred M. Best Company, Inc. general
        policy holder’s rating of “A” or better and a financial size category of Class
        XII or higher and which have been in business for the past five (5) years
        and
        which are otherwise reasonably satisfactory to Landlord. On or before the
        Lease
        Commencement Date, and thereafter not less than fifteen (15)
        days
        prior to the expiration dates of said policy or policies, Tenant shall provide
        copies of policies or certificates of insurance (Accord 27) evidencing the
        coverage’s required by this ARTICLE XVIII. The aforesaid insurance limits may be
        reasonably increased from time to time by Landlord.

      
        
          
          

        

        
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      ARTICLE
        XIX. FIRE OR CASUALTY

       

      19.1.
        If
        the Premises or the Building are totally or partially damaged or destroyed
        thereby rendering the Premises totally or partially inaccessible or unusable,
        then Landlord shall diligently repair and restore the Premises and the Building
        to substantially the same condition they were in prior to such damage or
        destruction; provided, however, that if (a) in Landlord’s reasonable judgment
        such repair and restoration cannot be completed within two hundred seventy
        (270)
        days after the occurrence of such damage or destruction (taking into account
        the
        time needed for effecting a satisfactory settlement with any insurance company
        involved, removal of debris, preparation of plans and issuance of all required
        governmental permits) or (b) twenty percent (20%) or more of the Premises
        is
        damaged and less than six (6) months would remain of the Term or any renewal
        thereof upon completion of the repairs, then Landlord shall have the right,
        at
        its sole option, to terminate this Lease as of the sixtieth (60th) day after
        such damage or destruction by giving written notice of termination to Tenant
        within forty-five (45) days after the occurrence of such damage or
        destruction.

       

      19.2.
        If
        this Lease is terminated pursuant to Section 19.1 above, then all rent shall
        be
        apportioned (based on the portion of the Premises which is usable after such
        damage or destruction) and paid to the date of termination. If this Lease
        is not
        terminated as a result of such damage or destruction, then until such repair
        and
        restoration of the Premises are substantially complete, Tenant shall be required
        to pay the Basic Annual Rent only for the portion of the Premises that is
        usable
        while such repair and restoration are being made. Landlord shall bear the
        expenses of repairing and restoring the Premises and the Building; provided,
        however, that Landlord shall not be required to repair or restore the contents
        of the Premises, including without limitation, alterations, decorations,
        furnishings, fixtures and equipment used or installed in the Premises by
        or on
        behalf of Tenant and any other personal property of Tenant. Tenant shall
        not be
        entitled to any compensation or damages from Landlord for loss of the use
        of the
        whole or any portion of the Premises or for any inconvenience or annoyance
        occasioned by any such damage, repair or restoration.

       

      19.3.
        Notwithstanding anything herein to the contrary, Landlord shall not be obligated
        to restore the Premises or the Building and shall have the right to terminate
        this Lease if (a) the holder of any mortgage fails or refuses to make insurance
        proceeds available for such repair and restoration, (b) zoning or other
        applicable laws or regulations do not permit such repair and restoration,
        or (c)
        the cost of repairing and restoring the Building would exceed fifty percent
        (50%) of the replacement value of the Building, whether or not the Premises
        is
        damaged or destroyed, provided the leases of all other tenants in the Building
        are similarly terminated.

       

      19.4.
        Notwithstanding anything herein to the contrary, all injury or damage to
        the
        Premises or the Building resulting from the fault or negligence of Tenant,
        it’s
        employees, agents, contractors or invitees shall be repaired by Tenant at
        Tenant’s expense and Rent shall not abate.

       

      ARTICLE
        XX. DEFAULTS AND REMEDIES

       

      20.1.
        Each of the following shall constitute an Event of Default: (a) Tenant’s failure
        to make any payment of the Basic Annual Rent, additional rent or any other
        sum
        within ten (10) days of written notice from Landlord or Landlord’s attorney of
        Tenant’s failure to make such payment on such payment’s due date; (b) Tenant’s
        failure to take possession of the Premises within thirty (30) calendar days
        after delivery thereof to Tenant; (c) Tenant’s violation or failure to perform
        or observe any other covenant or condition of this Lease for a period of
        thirty
        (30) days following Landlord’s or Landlord’s attorney’s written notice thereof
        to Tenant; (d) Tenant’s abandonment or vacation of the Premises; (e) an Event of
        Bankruptcy as specified in ARTICLE XXI with respect to Tenant, any general
        partner of Tenant (a “General Partner”) or any guarantor; (f) Tenant’s
        dissolution or liquidation; or (g) Tenant’s failure to execute documents as
        required in Sections 25.1 or 33.1 herein.

       

      20.2.
        If
        there shall be an Event of Default, including an Event of Default prior to
        the
        Lease Commencement Date, then Landlord shall have the right, at its sole
        option,
        to terminate this Lease. In addition, with or without terminating this Lease,
        Landlord may reenter the Premises, terminate Tenant’s right of possession and
        take possession of the Premises. The provisions of this Section shall operate
        as
        a notice to quit, any other notice to quit or of Landlord’s intention to reenter
        the Premises being hereby expressly waived. If necessary, Landlord may proceed
        to recover possession of the Premises under and by virtue of the laws of
        the
        jurisdiction in which the Building is located, or by such other proceedings,
        including reentry and possession, as may be applicable. If Landlord elects
        to
        terminate this Lease and/or elects to terminate Tenant’s right of possession,
        then everything contained in this Lease to be done and performed by Landlord
        shall cease, without prejudice, however, to Landlord’s right to recover from
        Tenant all rent and other sums due hereunder through the Lease Expiration
        Date
        as defined in Section 2.1. No such re-entry or taking possession of the Premises
        by Landlord shall be construed as an election on its part to terminate this
        Lease unless a written notice of such intention be given to Tenant signed
        by
        Landlord. Whether or not this Lease and/or Tenant’s right of possession is
        terminated, Landlord may, but shall not be obligated to, relet the Premises
        or
        any part thereof, alone or together with other premises, for such rent and
        upon
        such terms and conditions (which may include concessions, free rent and
        alterations of the Premises) as
        Landlord, in its sole discretion, may determine, but Landlord shall not be
        liable for, nor shall Tenant’s obligations be diminished by reason of,
        Landlord’s failure to relet the Premises or collect any rent due upon such
        reletting. Whether or not this Lease is terminated, Tenant nevertheless shall
        remain liable for any Basic Annual Rent, additional rent or damages which
        may be
        due or sustained by reason of such Event of Default, and all costs, fees
        and
        expenses (including without limitation reasonable attorneys’ fees, brokerage
        fees, expenses incurred in placing the Premises in rentable condition and
        tenant
        finish necessitated to obtain the new tenant) incurred by Landlord in pursuit
        of
        its remedies and in renting the Premises to others from time to time.
        Notwithstanding any such reletting without termination, Landlord may at any
        time
        thereafter elect to terminate this Lease for such previous breach. Tenant
        shall
        also be liable to Landlord for additional damages, which shall be, at Landlord’s
        options, either (a) or (b) below:

      
        
          
          

        

        
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      (a)
        an
        amount equal to the Basic Annual Rent and additional rent which would have
        become due during the remainder of the Lease: Term, less the amount of rent,
        if
        any, which Landlord receives during such period from others to whom the Premises
        may be rented (other than any additional rent payable as a result of any
        failure
        of such other person to perform any of its obligations), which damages shall
        be
        computed and payable in monthly installments, in advance, on the first day
        of
        each calendar month following Tenant’s Event of Default and continuing until the
        date on which the Lease Term would have expired but for Tenant’s Event of
        Default. Separate suits may be brought to collect any such damages for any
        month(s), and such suits shall not in any manner prejudice Landlord’s right to
        collect any such damages for any subsequent month(s) or Landlord may defer
        any
        such suit until after the Lease Expiration Date, in which event the cause
        of
        action shall be deemed not to have accrued until the Lease Expiration Date
        ;
        or

       

      (b)
        an
        amount equal to the present value (as of the date of Landlord’s election to
        accelerate) of the Basic Annual Rent and additional rent which would have
        become
        due during the remainder of the Lease Term, less the rent received by Landlord
        under any reletting of the Premises, which damages shall be payable to Landlord
        in one lump sum on demand; provided that Landlord has relet the Premises
        which
        reletting may occur at any time up to the Lease Expiration Date. For purposes
        of
        this subsection (2), present value shall be competed by discounting at a
        rate
        equal to one (1) whole percentage point above the discount rate then in effect
        at the Federal Reserve Bank of New York.

      

       

      20.3.
        Tenant waives any right of redemption, re-entry or restoration of the operation
        of this Lease under any present or future law, including any such right that
        Tenant would otherwise have if Tenant shall be dispossessed for any
        cause.

       

      20.4.
        If
        Tenant fails to perform any covenant or observe any condition to be performed
        or
        observed by Tenant hereunder or acts in violation of any covenant or condition
        hereof or fails to make any payment to any third party, Landlord may, but
        shall
        not be required to on behalf of Tenant, perform such covenant and/or take
        such
        steps, including entering the Premises, as may be necessary or appropriate,
        in
        which case Landlord shall have the right to proceed immediately and all costs
        and expenses incurred by Landlord in so doing, including reasonable legal
        fees,
        shall be paid by Tenant to Landlord upon demand, plus interest thereon at
        the
        rate per annum equal to the greater of (a) eighteen percent (18%) per annum;
        provided, however such rate is not usurious or (b) the highest non-usurious
        rate
        permitted under the laws of the jurisdiction where the Building is located,
        from
        the date of expenditure(s) by Landlord, as additional rent. Landlord’s
        proceeding under the rights reserved to Landlord under this Section shall
        not in
        any way prejudice or waive any rights Landlord might otherwise have against
        Tenant by reason of Tenant’s Event of Default

       

      20.5.
        Landlord’s rights and remedies set forth in this Lease are cumulative and in
        addition to Landlord’s other rights and remedies at law or in equity, including
        those available as a result of any anticipatory breach of this Lease. Landlord’s
        exercise of any such right or remedy shall not prevent the concurrent or
        subsequent exercise of any other right or remedy. Landlord’s delay or failure to
        exercise or enforce any of Landlord’s rights or remedies or Tenant’s obligations
        shall not constitute a waiver of any such rights, remedies or
        obligations.

       

      ARTICLE
        XXI. BANKRUPTCY

       

      21.1.
        The
        following shall be Events of Bankruptcy under this Lease: (a) Tenant, a
        guarantor or a General Partner becoming insolvent, as that term is defined
        in
        Title 11 of the United States Code (the “Bankruptcy Code”), or under the
        insolvency laws of any state (the “Insolvency Laws”); (b) appointment of a
        receiver or custodian for any property of Tenant, a guarantor or a General
        Partner, or the institution of a foreclosure or attachment action upon any
        property of Tenant, a guarantor or a General Partner; (c) filing of a voluntary
        petition by Tenant, a guarantor or a General Partner under the provisions
        of the
        Bankruptcy Code or Insolvency Laws; (d) filing of an involuntary petition
        against Tenant, a guarantor or a General Partner as the subject debtor under
        the
        Bankruptcy Code or Insolvency Laws, which either (i) is not dismissed within
        sixty (60) days of filing, or (ii) results in the issuance of an order for
        relief against the debtor; or (e) Tenant, a guarantor or a General Partner
        making or consenting to an assignment for the benefit of creditors or a
        composition of creditors.

       

      ARTICLE
        XXII. LANDLORD’S LIEN

       

      22.1.
        Tenant grants to Landlord a lien upon and a security interest in, as security
        for the performance of Tenant’s obligations, Tenant’s existing or hereafter
        acquired personal property, inventory, furniture, fixtures, equipment and
        other
        assets which are located in the Premises or used in connection with the
        business to be conducted in the Premises (hereinafter collectively called
        “Personal Property”). Such lien shall be in addition to all rights of distraint
        available under applicable law. Within fifteen (15) days after Landlord’s
        request, Tenant shall execute, acknowledge and deliver to Landlord a financing
        statement and any other document submitted to Tenant evidencing or establishing
        such lien and security interest. During any period Tenant is in Event of
        Default
        under this Lease, Tenant shall not sell, transfer or remove from the Premises
        such Personal Property. Landlord may at any time after Event of Default in
        the
        payment of rent or Event of Default of other obligations, seize and take
        possession of any and all Personal Property belonging to Tenant which may
        be
        found in and upon the Premises. If Tenant fails to redeem the Personal Property
        so seized, by payment of whatever sum may be due Landlord under and by virtue
        of
        the provisions of this Lease, then and in that event, Landlord shall have
        the
        right, after twenty (20) days’ written notice to Tenant of its intention to do
        so, to sell such Personal Property so seized at public or private sale and
        upon
        such terms and conditions as to Landlord may appear advantageous, and after
        the
        payment of charges incident to such sale, including storage charges if any,
        apply the proceeds thereof to the payment of any balance due to Landlord
        on
        account of rent or other obligations of Tenant pursuant to this Lease. In
        the
        event there shall then remain in the hands of Landlord any balance realized
        from
        the sale of said Personal Property as aforesaid, the same shall be paid over
        to
        Tenant. The exercise of the foregoing remedy by Landlord shall not relieve
        or
        discharge Tenant from any deficiency owed to Landlord that Landlord has the
        right to enforce pursuant to any other provisions of this
        Lease.

      
        
          
          

        

        
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      ARTICLE
        XXIII. LEGAL FEES

       

      23.1.
        If,
        as a result of any breach or Event of Default in the performance of any of
        the
        provisions of this Lease (whether or not such Event of Default is later cured),
        Landlord or Tenant uses the services of an attorney in order to secure
        compliance with such provisions or recover damages therefor, or to terminate
        this Lease or evict Tenant, or if Landlord or Tenant is required to defend
        itself or the terms of this Lease and Landlord or Tenant uses the services
        of an
        attorney then Tenant or Landlord shall reimburse the prevailing party upon
        demand for any and all attorneys’ fees and expenses so incurred by the
        prevailing party with such amounts being additional rent in the event Landlord
        is the prevailing party.

       

      ARTICLE
        XXIV. DAMAGE

       

      24.1.
        All
        injury to the Premises or the Building caused by moving the property of Tenant
        into, on, or out of, the Building or the Premises and all breakage done by
        Tenant, or the agents, servants, employees and visitors of Tenant, shall
        be
        repaired by Tenant, at the expense of Tenant. In the event that Tenant shall
        fail to do so, then Landlord shall have the right to make such necessary
        repairs, alterations and replacements (structural, nonstructural or otherwise)
        and any charge or cost so incurred by Landlord shall be paid by Tenant as
        additional rent, with the monthly installment of rent next becoming due or
        thereafter falling due under the terms of this Lease. This provision shall
        be
        construed as an additional remedy granted to Landlord and not in limitation
        of
        any other rights and remedies which Landlord has or may have in said
        circumstances.

       

      24.2.
        All
        Personal Property of Tenant in the Premises or in the Building shall be at
        the
        sole risk of Tenant and Tenant agrees to obtain insurance for such Personal
        Property as provided in Section 18.2 of this Lease. Landlord shall not be
        liable
        for any accident to or damage to the Personal Property of Tenant resulting
        from
        the use or operation of elevators or of the heating, cooling, electrical
        or
        plumbing apparatus. Landlord shall not, in any event, be liable for damages
        to
        the Personal Property resulting from water, steam or other causes. Tenant
        hereby
        expressly releases Landlord from any liability incurred or claim by reason
        of
        damage to Tenant’s Personal Property.

       

      ARTICLE
        XXV. SUBORDINATION

       

      25.1.
        This Lease is subject and subordinate at all times to all ground or underlying
        leases, all mortgages and/or deeds of trust, all covenants, restrictions,
        casements, and encumbrances which may now or hereafter affect such leases
        or the
        real property of which the Premises form a part, and all future renewals,
        modifications, consolidations, replacements and extensions thereof. This
        clause
        shall be self-operative and no further instrument of subordination shall
        be
        required by any mortgagee or trustee. In confirmation of such subordination,
        Tenant shall promptly execute and deliver without charge any certificate
        or
        document that Landlord may request in a form which recognizes this Lease
        and is
        otherwise reasonably acceptable to Tenant within ten (10) days following
        Landlord’s written request. Tenant hereby constitutes and appoints Landlord as
        Tenant’s attorney-in-fact to execute any such certificate or certificates for
        and on behalf of Tenant. Provided, however, that notwithstanding the foregoing,
        the party secured by any such deed of trust shall have the right to recognize
        this Lease, and in the event of any foreclosure sale under such deed of trust,
        this Lease shall continue in full force and effect at the option of the party
        secured by such deed of trust or the purchaser under any such foreclosure
        sale,
        in which event Tenant shall attorn to such party secured by such deed of
        trust
        or purchaser as Landlord under this Lease. Upon such attornment such party
        secured by such deed of trust or purchaser shall not be (a) bound by any
        payment
        of rent or additional rent more than one (1) month in advance, (b) bound
        by any
        amendment of this Lease made without the consent of the holder of the deed
        of
        trust existing as of the date of such amendment, (c) liable for damages for
        any
        breach, act or omission of any prior landlord, or (d) subject to any offsets
        or
        defenses which Tenant might have against any prior landlord; provided, however,
        that after succeeding to Landlord’s interest, such party secured by such deed of
        trust or purchaser shall perform, in accordance with the terms of this Lease,
        all obligations of Landlord arising after the date of acquisition of title
        to
        the Building. Tenant covenants and agrees that it will, at the written request
        of the party secured by any such deed of trust, execute,
        acknowledge and deliver any instrument that has for its purpose and effect
        the
        subordination of said deed of trust to the lien of this Lease.

      
        
          
          

        

        
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      25.2.
        At
        the option of any landlord under any ground or underlying lease to which
        this
        Lease is now or may hereafter become subject or subordinate, Tenant agrees
        that
        neither the cancellation nor termination of such ground or underlying lease
        shall by operation of law or otherwise, result in cancellation or termination
        of
        this Lease or the obligations of Tenant hereunder, and Tenant covenants and
        agrees to attorn to such Landlord or to any successor to Landlord’s interest in
        such ground or underlying lease subject to the attornment provisions set
        forth
        in Section 25.1 above. In that event, this Lease shall continue as a direct
        lease between Tenant herein and such landlord or its successor.

       

      ARTICLE
        XXVI. TENANT HOLDOVER

       

      26.1.
        This Lease shall terminate on the Lease Expiration Date pursuant to the terms
        of
        this Lease without the necessity of notice from either Landlord or Tenant.
        Any
        holding over by Tenant after the Lease Expiration Date without Landlord’s
        written consent as provided in Section 26.2 shall be an unlawful detainer
        and
        Tenant shall be subject to immediate eviction. During such hold over, all
        the
        terms and conditions set forth in this Lease shall apply except that Tenant
        shall pay to Landlord Basic Annual Rent equal to twice the Basic Annual Rent
        in
        effect during the last month of the Lease Term (“Hold Over Fee”). In addition to
        paying to Landlord the Hold Over Fee, if Tenant fails to surrender and vacate
        the Premises on the Lease Expiration Date, Tenant shall indemnify and hold
        Landlord harmless from and against any and all loss, liability, damages and
        expenses (including without limitation, attorneys’ fees, the costs of
        investigation and settlement of any claims) sustained or incurred by Landlord
        on
        account of or resulting from such failure, including, without limitation,
        claims
        made by any succeeding tenant of all or any part of the Premises or the loss
        by
        Landlord of the rent from any succeeding tenant of all or any part of the
        Premises, Landlord may simultaneously collect the Hold Over Fee and pursue
        any
        and all remedies against Tenant to regain possession of the Premises and
        without
        prejudice to Landlord’s right to recover possession, and Tenant’s payment of the
        Holdover Fee shall not be deemed to permit Tenant to retain possession of
        the
        Premises after the Lease Expiration Date or other termination of the
        Lease.

       

      26.2.
        If,
        with the written consent of Landlord, Tenant or any party claiming by, through
        or under Tenant remains in possession of the Premises, or any part thereof,
        after the Lease Expiration Date, Landlord shall treat such holding over by
        Tenant as the creation of a month-to-month tenancy, subject to all the terms,
        covenants and conditions set forth in this Lease insofar as the same are
        applicable to a month-to- month tenancy, except that Tenant shall pay a Basic
        Annual Rent equal to twice the Basic Annual Rent in effect during the last
        month
        of the Lease Term. Tenant shall give to Landlord at least thirty (30) days
        prior
        written notice from the first day of the month of any intention to quit said
        Premises, and Tenant shall be entitled to the same thirty (30) days prior
        written notice to quit said Premises, except in the event of non-- payment
        of
        rent in advance or of any breach of any other covenant by Tenant, in which
        event
        Tenant shall not be entitled to any notice to quit, the usual thirty (30)
        days
        notice to quit being hereby expressly waived.

       

      ARTICLE
        XXVII. WAIVER AND NOTICE

       

      27.1.
        No
        waiver of any breach of any covenant, condition or agreement herein contained
        shall operate as a waiver of the covenant, condition or agreement itself,
        or of
        any subsequent breach thereof. No provision of this Lease shall be deemed
        to
        have been waived by Landlord unless such waiver shall be in writing signed
        by
        Landlord. If Landlord waives in writing any Event of Default, then such waiver
        shall not be construed as a waiver of any subsequent, similar Event of Default
        or of any covenant or condition set forth in this Lease except as to the
        specific circumstances described in such written waiver. No payment by Tenant
        or
        receipt by Landlord of a lesser amount than the monthly installments of rent
        herein stipulated shall be deemed to be a payment in full of the stipulated
        rent
        nor shall any endorsement or statement on any check or any letter accompanying
        any check or payment as rent be deemed an accord and satisfaction, and Landlord
        may accept such check or payment without prejudice to Landlord’s right to
        recover the balance of such rent or pursue any other remedy in this Lease
        provided. Landlord shall have the right to apply Tenant’s payments to any
        balance or arrearage Tenant has outstanding. Landlord’s re-entry and acceptance
        of keys shall not be considered an acceptance of a surrender of this
        Lease.

       

      ARTICLE
        XXVIII. WAIVER OF JURY TRIAL

       

      28.1.
        LANDLORD, TENANT, AND ALL GUARANTORS AND GENERAL PARTNERS OF TENANT AGREE
        TO AND
        THEY HEREBY DO 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 WITH THIS LEASE, THE
        RELATIONSHIP OF LANDLORD AND TENANT, TENANTS USE OR OCCUPANCY OF SAID PREMISES
        AND/OR PREMISES ANY CLAIM OF INJURY OR DAMAGE, AND/OR ANY STATUTORY
        REMEDY.

       

      28.2.
        Tenant consents to service of process and any pleading relating to any such
        action at the Premises; provided, however, that nothing herein shall be
        construed as requiring such service at the Premises. Landlord, Tenant, all
        guarantors and all General Partners of Tenant waive any objection to the
        venue
        of any action filed in any court situated in the jurisdiction in which the
        Building is located and waive any right under the doctrine of forum non
        conveniens or otherwise, to transfer any such action filed in any such court
        to
        any other court.

      
        
          
          

        

        
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      ARTICLE
        XXIX. LIMITATION OF LIABILITY OF LANDLORD

       

      29.1.
        Pursuant to Article 3 of the Declaration of Trust of Washington Real Estate
        Investment Trust dated November 18, 1960, as amended, nothing in this Lease
        shall be construed in any event whatsoever to impose any personal liability
        upon
        the trustees, officers or the shareholders of the Washington Real Estate
        Investment Trust, as the Landlord herein, in contract, tort, or otherwise.
        Anything contained in this Lease to the contrary notwithstanding, Tenant
        agrees
        that Tenant shall look solely to Landlord’s equity in the Building for the
        collection of any judgment (or other judicial process) requiring the payment
        of
        money by Landlord in the event of any Event of Default or breach by Landlord
        with respect to any of the terms and provisions of this Lease to be kept,
        observed and performed by Landlord subject, however, to the prior rights
        of any
        ground or underlying landlords or any mortgagee of all or any part of the
        Building or the Premises, and no other assets of Landlord shall be subject
        to
        levy, execution or other judicial process for the satisfaction of Tenant’s
        claim.

       

      ARTICLE
        XXX. NOTICES

       

      30.1.
        All
        notices required hereunder by either party to the other shall be sent by
        recognized overnight courier with receipt therefor (such as Federal Express)
        or
        by certified mail. Notices to Landlord shall be sent to Washington Real Estate
        Investment Trust (“WRIT”), 6110 Executive Boulevard, Suite 800, Rockville,
        Maryland 20852, Attention: Asset Manager. Notices to Tenant shall be sent
        to the
        Premises or: __
        .Tenant
        hereby elects domicile at the Premises for the purpose of
        all
        notices,
        writs of summons, or other legal documents, or process, in any suit, action,
        or
        proceeding that Landlord may undertake under this Lease.

       

      ARTICLE
        XXXI. CERTAIN RIGHTS RESERVED BY LANDLORD

       

      31.1.
        Landlord hereby reserves to itself and its successors and assigns the following
        rights (all of which are hereby consented to by Tenant): (a) to change the
        street address and/or name of the Building and/or the arrangement and/or
        location of entrances, passageways, doors, doorways, corridors, elevators,
        stairs, toilets, or other public parts of the Building, (b) to control and
        operate the public portions of the Building and the public facilities, as
        well
        as facilities furnished for the common use of the tenants, in such a manner
        as
        it deems best for the benefit of tenants generally, and to erect, use and
        maintain pipes and conduits in and through the Premises, and (c) to grant
        to
        anyone the exclusive right to conduct any particular business or undertaking
        in
        the Building. Landlord may exercise any or all of the foregoing rights without
        being deemed to be guilty of an eviction, actual or constructive, or a
        disturbance or interruption of the business of Tenant or of Tenant’s use or
        occupancy of the Premises.

       

      ARTICLE
        XXXII. BROKER

       

      32.1.
        Except as set forth herein, Landlord and Tenant each represent and warrant
        to
        one another that except as set forth herein neither of them has employed
        any
        broker, agent or finder in carrying on the negotiations relating to this
        Lease.
        Landlord shall indemnify and hold Tenant harmless, and Tenant shall indemnify
        and hold Landlord harmless, from and against any claim or claims for brokerage
        or other commissions arising from or out of any breach of the foregoing
        representation and warranty by the respective indemnitors.

       

      ARTICLE
        XXXIII. ESTOPPEL CERTIFICATE

       

      33.1.
        Tenant shall from time to time, within ten (10) days after Landlord shall
        have
        requested the same of Tenant, execute, acknowledge and deliver to Landlord
        a
        written instrument in recordable form and otherwise in such form as required
        by
        Landlord (a) certifying that this Lease is in full force and effect and has
        not
        been modified, supplemented or amended in any way (or, if there have been
        modifications, supplements or amendments thereto, that it is in full force
        and
        effect as modified, supplemented or amended and stating such modifications,
        supplements and amendments); (b) stating the rent payable and dates to which
        the
        rent and other charges hereunder have been paid by Tenant; (c) stating whether
        or not to the best knowledge of Tenant, Landlord is in Event of Default in
        the
        performance of any covenant, agreement or condition contained in this Lease,
        and
        if so, specifying each such Event of Default of which Tenant may have knowledge;
        (d) stating the Lease Commencement Date and Lease Expiration Date, including
        any
        optional renewals; and (e) stating any other fact or certifying any other
        condition reasonably requested by Landlord or requested by any mortgagee
        or
        prospective mortgagee or purchaser of the Building or Land or of any interest
        therein. In the event that Tenant shall fail to return a fully executed copy
        of
        such certificate to Landlord within the foregoing ten (10) day period, then
        Tenant shall be deemed to have approved and confirmed all of the terms,
        certifications and representations contained in such certificate, and Tenant
        irrevocably authorizes and appoints Landlord as its attorney-in-fact to execute
        such certificate on behalf of Tenant. Any such statement delivered pursuant
        hereto may be relied upon by any owner of the Building or the Land, any
        mortgagee or prospective mortgagee or purchaser of the Building, Land or
        any
        interest therein or any prospective assignee of any mortgagee.

       

      ARTICLE
        XXXIV. RULES AND REGULATIONS

       

      34.1.
        Tenant will:

      

      
        
          
          

        

        
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      (a)
        not
        strip, overload, damage or deface the Premises or hallways, stairways,
        elevators, parking facilities or other approaches thereto, of said Building,
        or
        the fixtures therein or used therewith, nor permit any hole to be made in
        any of
        the same;

       

      (b)
        not
        suffer or permit any trade or occupation to be carried on or use made of
        the
        Premises which shall be unlawful, noisy, offensive, or injurious to any person
        or property, or such as to increase the danger of fire or affect or make
        void or
        voidable any insurance on said Building, or which may render any increased
        or
        extra premium payable for such insurance, or which shall be contrary to any
        law
        or ordinance, rule or regulation from time to time established by any public
        authority;

       

      (c)
        not
        move any furniture or equipment into or out of the Premises except at such
        times
        as Landlord may from time to time designate;

       

      (d)
        not
        place upon the interior or exterior of the Building or any window or any
        part
        thereof or door of the Premises any placard, sign, lettering, window covering,
        drapes or any other item which Landlord in its sole discretion deems unsuitable,
        except such and in such place and manner, as shall have been first approved
        in
        writing by Landlord;

       

      (e)
        park
        vehicles only in the area from time to time designated by Landlord; Landlord
        reserves the right to determine the number of parking spaces that shall be
        used
        by Tenant;

       

      (f)
        not
        install a television antenna or air conditioning on the roof, in the windows
        or
        upon the exterior of the Building and will only install an antenna within
        the
        Premises (including any space on the exterior of the Building, such as a
        balcony, patio, yard or garden area that is leased exclusively to Tenant
        within
        Tenant’s exclusive use and control, and which is not a common area or restricted
        access area) subject to the terms of a separate agreement to be entered into
        between Landlord and Tenant containing Landlord’s rules and regulations
        regarding antennas.

       

      (g)
        use
        and allow to be used all plumbing within the Premises and the Building only
        for
        the purpose for which it was designed, and no foreign substance of any kind
        shall be thrown therein;

       

      (h)
        not
        use any space in the Building for the sale of goods to the public at large
        or
        for the sale at auction of goods or property of any kind;

       

      (i)
        not
        place additional locks or bolts of any kind on any of the doors or windows,
        and
        shall not make any change in any existing lock or locking mechanism therein,
        without Landlord’s prior written consent;

       

      (j)
        not
        use the Premises for lodging or sleeping or for any immoral or illegal
        purpose;

       

      (k)
        not
        construct, maintain, use or operate within the Premises any electrical device,
        wiring or apparatus in connection with a loud speaker system or other sound
        system without Landlord’s prior written consent and Tenant shall not construct,
        maintain, use or operate any such loud speaker or sound system outside of
        the
        Premises;

       

      (l)
        not
        obstruct or encumber or use for any purpose other than ingress and egress
        to and
        from the Premises any sidewalk, entrance, passage, court, elevator, vestibule,
        stairway, corridor, hall or other part of the Building not exclusively occupied
        by Tenant;

       

      (m)
        comply with all rules or regulations from time to time established by the
        appropriate insurance rating organization;

       

      (n)
        comply with all rules or regulations from time to time established by Landlord
        for the operation and maintenance of the Building; and

       

      (o)
        not
        manufacture any commodity therein, without the prior written consent of
        Landlord; and

       

      (p)
        not
        smoke nor permit its employees, agents, customers, invitees or contractors
        to
        smoke in the Building except in the areas, if any, designated by the Landlord
        as
        smoking areas.

       

      34.2.
        It
        is understood that employees of Landlord are prohibited as such from receiving
        any packages or other articles delivered to the Building for Tenant and that
        should any such employee receive any such packages or articles, he or she
        in so
        doing shall be the agent of Tenant and not of Landlord.

       

      ARTICLE
        XXXV. FINANCIAL STATEMENTS

       

      35.1.
        Tenant agrees to provide to Landlord within fourteen (14) days of Landlord’s
        request, the most recent audited (or certified to be true and correct by
        the
        President and Chief Financial Officer) annual financial statements of Tenant,
        including balance sheets, income statements, and financial notes as well
        as (1)
        the names of all Tenant’s shareholders and their ownership interests at the time
        thereof, provided Tenant’s shares are not publicly traded; (2) the state in
        which Tenant is incorporated; (3) the location of Tenant’s principal place of
        business; (4) information regarding a material change in the corporate structure
        of Tenant including without limitation, a merger or consolidation; and (5)
        any
        other information regarding Tenant’s ownership interests that Landlord
        reasonably requests (“Statements”). Tenant consents that Landlord may release
        the Statements to Landlord’s trustees, officers, employees, subsidiaries,
        affiliates, lenders, advisors, joint venture partners, or potential purchasers
        of the Building for the purposes of evaluating Tenant’s financial condition with
        respect to performance under the Lease or to any third party pursuant to
        any
        order of any governmental agency or court. Landlord agrees to keep the
        Statements confidential and not to release the Statements to third parties
        except as set forth herein.

      
        
          
          

        

        
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      ARTICLE
        XXXVI. RELOCATION

       

      36.1.
        Landlord may, at its option during the Term hereof, relocate Tenant from
        the
        present Premises in the Building to premises of comparable or greater size
        with
        comparable or greater views, at no cost to Tenant; provided, however, Landlord
        shall give Tenant sixty (60) days advance written notice of its intention
        to
        relocate Tenant; and provided, further, Landlord shall pay the cost of moving
        Tenant to the new location, all costs of comparable build-out, the relocation
        of
        cabling and telephone service and reasonable costs for stationary and business
        cards. Upon the delivery of the new space (“Relocation Space”) to Tenant, the
        Relocation Space shall become the Premises; and Landlord shall prepare, and
        Tenant shall execute, an amendment to this Lease confirming the lease to
        Tenant
        of the Relocation Space. This Lease shall continue in full force and effect
        as
        to the new Relocation Space as the Premises.

       

      ARTICLE
        XXXVII. QUIET ENJOYMENT

       

      37.1.
        If
        Tenant pays all the rent herein reserved and performs and observes all of
        the
        other terms, covenants and conditions of this Lease on Tenant’s part to be
        performed and observed hereunder, Tenant shall, during the Term, peaceably
        and
        quietly have, hold and enjoy the Premises without molestation or hindrance
        by
        Landlord or any party claiming through or under Landlord, subject to the
        provisions of this Lease.

       

      ARTICLE
        XXXVIII. MEDICAL WASTE

       

      38.1.
        For
        purposes of this Lease, “Medical Waste” shall include any and all waste commonly
        produced by medical and surgical care facilities, including, but not limited
        to,
        blood and blood products, body parts and tissue, laboratory wastes, discarded
        cultures, specimens, waste products, vaccines and associated items, and used
        hypodermic needles, syringes, scalpel blades and similar equipment or devices
        and all other medical wastes listed at 42 U.S.C § 6992 (1988) and any
        regulations promulgated thereunder as the same may be amended from time to
        time
        (the “Medical Waste Laws”). Tenant shall be solely responsible for disposing of
        all Medical Waste so as to protect waste handlers and the public from exposure
        and such disposal shall comply with the requirements set forth in the Medical
        Waste Laws. Tenant’s disposal of Medical Waste and removal thereof from the
        Premises and the Building shall be provided by Tenant’s contractors, at Tenant’s
        sole cost and expense. Under no condition shall Tenant store Medical Waste
        in
        the corridors or other common areas of the Building or deposit any Medical
        Waste
        in trash receptacles serviced by the Building’s char service provided by
        Landlord or in the dumpster servicing the Building or in or on any other
        part of
        the Building. Tenant shall store such items, whether for pick up, delivery
        or
        disposal, in a location designated by landlord. Tenant shall, at Tenant’s sole
        cost and expense, comply with the requirements of any Federal or (state)
        law,
        regulation, rule, order or directive, now or hereafter in effect which regulates
        the disposal of Medical Waste, whether or not such obligation is thereby
        imposed
        upon Tenant or Landlord.

       

      ARTICLE
        XXXIX. MISCELLANEOUS

       

      39.1.
        No
        Representations.
        Tenant
        acknowledges that neither Landlord nor any broker, agent or employee of Landlord
        has made any representations or promises with respect to the Premises or
        the
        Building except as herein expressly set forth, and no rights, privileges,
        easements or licenses are being acquired by Tenant except as herein expressly
        set forth.

       

      39.2.
        No
        Partnership.
        Nothing
        contained in this Lease shall be deemed or construed to create a partnership
        or
        joint venture of or between Landlord and Tenant, or to create any other
        relationship between the parties hereto other than that of landlord and
        tenant.

       

      39.3.
        Authority.
        Landlord and Tenant covenant each for itself that each has full right, power
        and
        authority to enter into this Lease upon the terms and conditions herein set
        forth. If Tenant signs as a corporation, each of the persons executing this
        Lease on behalf of Tenant does hereby covenant and warrant that Tenant is
        a duly
        authorized and existing corporation, qualified to do business in the state
        in
        which the Building is located, that the corporation has full right and authority
        to enter into this Lease, and that each and both persons signing on behalf
        of
        the corporation were authorized to do so; and that the name and address of
        Tenant’s resident agent in the jurisdiction where the Building is located is , .
        Tenant shall advise Landlord in writing if the name and address of its resident
        agent is changed during the Term hereof.

       

      39.4.
        Additional
        Rent.
        All
        other costs and expenses which Tenant assumes or agrees to pay to Landlord
        pursuant to this Lease shall be deemed to be “additional rent” and, in the event
        of nonpayment thereof, Landlord shall have all the rights and remedies provided
        for in the case of nonpayment of rent, including assessment of interest and
        late
        fees.

       

      39.5.
        Force
        Majeure.
        If
        Landlord is in any way delayed or prevented from performing any of its
        obligations under this Lease due to fire, acts of God, governmental act or
        failure to act, strike, labor dispute, inability to procure materials or
        any
        other cause beyond Landlord’s reasonable control (whether similar or dissimilar
        to the foregoing events), then the time for performance of such obligation
        shall
        be excused for the period of such delay or prevention.

      
        
          
          

        

        
          -19-

          
            

          

        

        
          
          

        

      

       

      39.6.
        No
        Recording.
        This
        Lease shall not be recorded in any office legally established for the purpose
        of
        giving public notice of real estate records and any attempt to do so may
        be
        treated by Landlord as an Event of Default under this Lease. In the event
        Tenant
        does record this Lease or any memorandum thereof, Tenant, by such act,
        irrevocably constitutes and appoints Landlord as its special attorney-in-fact
        to
        execute any and all documents required to remove the Lease or any memorandum
        thereof from the public records.

       

      39.7.
        Governing
        Law.
        This
        Lease is governed under the laws of the jurisdiction in which the Building
        is
        located. 

       

      39.8.
        Captions.
        Section
        headings are used for convenience and shall not be considered when construing
        this Lease.

       

      39.9.
        Severability.
        If any
        term or provision of this Lease or the application thereof to any person
        or
        circumstances shall to any extent be invalid or unenforceable, the remainder
        of
        this Lease, or the application of such term or provision to persons or
        circumstances other than those to which it is invalid or unenforceable, shall
        not be affected thereby, and each term and provision of this Lease shall
        be
        valid and be enforceable to the fullest extent permitted by law.

       

      39.10.
        Tenant
        Liability.
        If two
        or more individuals, corporations, partnerships or other persons (or any
        combination of two or more thereof) shall sign this Lease as Tenant, the
        liability of each such individual, corporation, partnership or other persons
        to
        pay the rent and perform all other obligations hereundcr shall be deemed
        to be
        joint and several.

       

      39.11.
        Time
        is of the Essence.
        Time is
        of the essence with respect to each and every provision of this
        Lease.

       

      39.12.
        Entire
        Agreement.
        This
        Lease contains the entire agreement of the parties in regard to the Premises
        and
        this Lease and no representations, inducements or agreements, oral or otherwise,
        between the parties not contained in this Lease shall be of any force or
        effect.
        This Lease may not be amended, modified or changed in whole or in part in
        any
        manner other than by an agreement in writing duly signed by both parties
        hereto.

       

      39.13.
        Benefit
        and Burden.
        The
        provisions of this Lease shall be binding upon, and shall inure to the benefit
        of, the parties hereto and each of their respective heirs, executors,
        administrators, successors, and assigns. Landlord may freely assign its interest
        hereunder.

       

      39.14.
        Gender
        and Number.
        Feminine or neuter pronouns shall be substituted for those of the masculine
        form, and the plural shall be substituted for the singular number, in any
        place
        or places herein in which the context may require such substitution or
        substitutions. Landlord herein for convenience has been referred to in the
        neuter form.

       

      39.15.
        Survival.
        Tenant’s liabilities existing as of the expiration or earlier termination of the
        Lease Term shall survive such expiration or earlier termination.

       

      39.16.
        Submission
        of Lease.
        The
        submission of this Lease for examination does not constitute a reservation
        of or
        an option for lease, and the same shall not be effective as a lease or otherwise
        until execution and delivery by both Landlord and Tenant.

       

      39.17.
        Should any provision of this Lease require judicial interpretation, it is
        agreed
        that the court interpreting or considering same shall not apply the presumption
        that the terms hereof shall be more strictly construed against a party by
        reason
        of the rule or conclusion that a document should be construed more strictly
        against the party who itself or through its agent prepared the same, it being
        agreed that all parties hereto have participated in the preparation of this
        Lease and that legal counsel was consulted by each party hereto (or opportunity
        for such legal consultation afforded to each party) before the execution
        of this
        Lease.

       

      39.18.
        Tenant agrees to pay to Landlord upon execution of this Lease One Hundred
        Sixteen Thousand Eight Hundred Twenty-One and 25/100 Dollars ($116,821.25).
        This
        payment represents Tenant’s cost of tenant improvements.

      

      
        
          
          

        

        
          -20-

          
            

          

        

        
          
          

        

      

       

      IN
        WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed
        under
        seal by a duly authorized officer, intending to be legally bound hereby,
        as of
        the day and year first above written. The covenants of Tenant are joint and
        several obligations of each party signing as Tenant, and, when the parties
        signing as Tenant are partners, shall be the obligation of the firm and of
        the
        individual members thereof.

      

      
        	
                Witness/Attest:

              	 	
                TENANT:

                THORIUM
                  POWER, INC. 

              	
                

              
	
                

              	 	
                 

                By:
                  (Seal)

              
	 	 	
                (Signature
                  Here)

              
	 	 	
                Name:
                  Seth ______

              
	 	 	
                Title:
                  President

              
	 	 	 
	 	 	
                Social
                  Security Number: ###-##-####

              
	 	 	 
	 	 	
                Federal
                  Tax Identification Number: 13-3705-341

              
	 	 	 
	
                Witness/Attest:

              	 	
                LANDLORD:

                WASINGTON
                  REAL ESTATE INVESTMENT TRUST

              
	
                

              	 	
                 

                By:
                  (Seal)

              
	 	 	
                (Signature
                  Here)

              
	 	 	
                Name:
                  Edmund B. Cronin, Jr.

              
	 	 	
                Title:
                  President

              

      

      

      

      
        
          
          

        

        
          -21-

          
            

          

        

        
          
          

        

      

      

      

      

      

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      

        Exhibit
          B:

        

        Tenant
          Improvements Specifications

         

        
          	
                  A.
                    

                	
                  Landlord
                    shall perform the following building improvements to the Premises
                    at
                    Landlord’s sole cost and expense in a workman-like manner and in
                    accordance with applicable building codes and as shown on the
                    attached
                    Exhibit
                    A - Floor Plan
                    (“Floor Plan”):

                

        

         

        1.    
          Demolition
          of walls, ceiling, counters, cabinets and sink as required to provide the
          layout, as shown on the attached Floor Plan. Patch and repair all exposed
          surfaces as required due to demolition work and in preparation for application
          of new finishes as specified. New fire sprinkler installations to be exposed
          up
          flow type sprinkler heads.

         

        2.     Provide
          walls to be taped, blocked, and sanded, 1/2”
gypsum
          wallboard on both sides of 21/2”
          metal
          studs, from floor up to 8’-2” A.F.F. on all interior walls except for the
          Bathroom walls, as shown on the attached Floor Plan. Demising partitions
          go up
          to the structure. Tenant separation walls go up to the underside of the
          structure & have a 1 hr. fire rating.

         

        3.    
          Provide
          walls to be taped, blocked, and sanded, 1/2”
gypsum
          wallboard on both sides of 21/2”
          metal
          studs with 11/2”
          thermafiber
          sound attenuation blankets, from floor up to the underside of the structure,
          for
          the Bathroom as shown on the attached Floor Plan.

         

        4.    
          Provide
          gypsum wallboard ceiling, painted at 8’-2” A.F.F. in Bathroom and Shower, Closet
          and Kitchen. All other ceilings to remain exposed to underside of deck
          above.

         

        5.    
          Provide
          & install ‘Erase-Rite’ low gloss dry marker surface from 4” A.F.F. to 8’-2”
A.F.F. on gypsum board walls as shown on the Floor Plan. Provide & install
          aluminum marker trays @ 36” A.F.F - length of ‘Erase-Rite’ marker
          surface. Marker surface and marker trays by Walltalkers, 3875 Embassy
          Parkway, Fairlawn, OH, 44333 - (330) 668-7703.

         

        6.    
          Existing
          3’-0” x 7’-0” red oak suite entrance door, solid core wood veneer, corridor side
          stained with Minwax - Fruitwood, from the corridor, Tenant side painted
          high-gloss white as shown on the Floor Plan. With #9453 06 A 605 mortised
          lockset - “E” keyway cylinder lever hardware, 605 Bright Brass finish for
          the exterior of the suite and 625 Bright Chrome for the interior of the
          suite by
          Schlage. Door closer will be 625 Bright Chrome finished. Door is to be hung
          in a painted metal frame to remain. Provide and electric strike for
          door.

         

        7.    
          Provide
          eight (8) new 3’-0” x 8’-0” solid core paint grade interior doors, with Athens -
          D Series, 625 Bright Chrome finish Cylindrical entrance/office lever hardware
          locksets by Schlage. Door is to be hung in a painted metal frame.

         

        8.      
          Provide one (1) new 3’-0” x 8’-0” solid core paint grade interior door, with
          Athens - D Series, 625 Bright Chrome finish Cylindrical bathroom/privacy
          lever
          hardware set by Schlage. Door is to be hung in a painted metal
          frame.

         

        9.    
          Provide
          one (1) new 7’-2” x 8’-0” oversized sliding solid core paint grade interior wood
          door. Door is to be hung on exposed track.

         

        10.    Provide
          and install floor mounted doorstop w/ hook for all the interior doors of
          the
          suite. Doorstop mode’s #446 & #450, BHMA625 Bright Chrome finish by
          Ives.

         

        11.   
          Provide
          and install 2” x 4” (approximate) aluminum or steel frame and 1/2”
thick
          tempered safety glass walls in painted metal frame @ 6” A.F.F. to 8’-2” A.F.F.
          for all walls separating Reception, Waiting and Corridor from Conference,
          Office
          1, Office 2 and Office 3 as shown on the Floor Plan. Glass to be set in
          white or
          clear neoprene gaskets. Metal and glass walls to have horizontal mullions
          to
          provide three equal bands of glass. See Floor Plan for proposed
          mullion-spacing.

         

        12.   
          Provide
          two (2) colors of Shaw Market Street ‘Copper Hill’, 30-oz. cut pile on new 40
          oz. hair and jute padding (Diplomatic 40) throughout suite unless otherwise
          noted. Carpet colors to be 50% ‘Sage Leaves’ - #04311 and 50% ‘Adobe Sand’ -
          #04710, alternating in three foot wide stripes, running east/west throughout
          the
          suite.

         

        13.   
          Provide
          4” high vinyl cove base throughout with corner moldings - #CB12 ‘White’ by
          Nafco/Azrock/Domco.

         

        14.   
          Provide
          polished Thassos Marble on floors and walls of the entire Bathroom. Marble
          on
          wall to be from floor to 8’-2” A.F.F. Provide lead pan and Thassos marble curb
          (ADA compliant)_ or shower stall w/ chromed poles at the shower stall and
          between the shower and toilet areas for the Bathroom as shown on the Floor
          Plan.
          Tenant will provide shower curtain to be installed by Landlord

         

        1901
          PENNSYLVANIA AVENUE-Thoriun Power - Suite 202/204 - Page 1 of
          3

        Spec
          No.: 2187-02 Date: 07-17-2001

        
          
            
            

          

          
            
            

            
              

            

          

          
            
            

          

        

        15.   
          Provide
          two coats of paint by Duron throughout the premises. #5820W - Acrylic Vinyl
          Flat
          latex paint for all ceiling - Ceiling, pipes, ducts, chases, etc... - Ceiling
          to
          be left exposed to underside of the structure. #5820W - Glossy paint for
          all
          window & glass frames. #5980 V - Eggshell paint for all gypsum wallboards.
          #5990W - Glossy paint for all doors. __paint fan coil units with high-gloss
          light grey - color spec to be provided by Tenant.

         

        16.   
          Provide
          & install building standard mini-line blinds with baked enamel finish for
          all exterior windows within the; Tenant’s suite.

         

        17.    
           Provide
          & install roll-down shades - Series 3000 ‘Spanish Grey’ by Sol-R-Control
          Shadecloths from DFB Sales, Inc. - (718) 729-8310 for all exterior
          windows.

         

        18.   
          At
          the
          location shown on the Floor Plan, provide a two compartment stainless steel
          sink
          - #LMR-3322 by Elkay with LK2433 faucet and handspray and hot and cold
          water in
          a 7’-0” long plastic; laminate countertop with base cabinets below and 36” high
          wall cabinets above. Cabinets will be “Rutland II” (white) by WOODWARD. Plastic
          laminate will be ‘Mouse’ - #928-58 by Formica w/ 11⁄2” flat aluminum edging &
4” flat aluminum back splash. Provide space below for a 24” compact-type
          refrigerator. Provide the following appliances by GE - color white: Microwave
          -
          model #JEM31WA, Garbage Disposal - model #GFC720F, Dishwasher - model
          #GSM2130FWW. Provide a 24” wide under-counter refrigerator w/ icemaker -Sterling
          series - model #61RF, stainless steel finish by Marvel or equal. Provide
          a
          duplex receptacle for the refrigerator, one for the microwave, and a
          ground-fault circuit-interrupt duplex receptacle at counter-height for
          the
          coffee maker.

         

        19.   
          Provide
          & install a 13’..5” +/- linear feet L shape plastic laminate countertop w/
          bracing @ every 4’-0” - top of counter @ 34” A.F.F & three (3) 12”
deep melamine shelves on adjustable standard and brackets. Plastic
          laminate will
          be ‘Mouse’ - #928- 58 by Formica w/11⁄2” flat aluminum edging & 4” flat
          aluminum backsplash.

         

        20.   
          Provide
          barrier free wall hung lavatory ‘Lucerne’, model #0356.041 w/ single hole chrome
          faucet ‘Ceramix” - model #2000.110.002, and barrier free ‘Cadet II 17” H
          Elongated toilet’#221 6.170 by American Standard for the Bathroom as shown on
          the Floor Plan.

         

        21.   
          Provide
          and install a 36” grab bar for behind the toilet and a 42” grab bar for the side
          of the toilet in the Bathroom as shown on the Floor Plan. Models # B-6106.99
          x
          36 & #B-6106.99 x 42 satin finish by Bobrick.

         

        22.    Provide
          and install 6-jet chrome, model # S-2252-AF-BP showerhead w/ thermostatic
          valve
          by Speakman Anystream for the Bathroom’s shower as shown on the Floor
          Plan.

         

        23.   
          Landlord
          will install Tenant provided toilet accessories - grab bars, toilet paper
          holder, soap/shampoo holder, towel bar, & mirror.

         

        24.   
          Provide
          one (I) fire extinguisher by Ambassador for under the Kitchen cabinet
          sink.

         

        25.   
          Provide
          the following electrical and/or mechanical in the suite, if existing, then
          to
          remain, or provide new to make up the difference as follows:

         

        a. 
Provide
          & install receptacles as shown on the attached Electrical Floor Plan. No
          outlets, or tenant telephone and computer receptacles will be permitted
          on
          building exterior window walls. New outlet covers are to have stainless
          steel
          finish.

         

        b.  One
          (1)
          single pole light switch for each interior room. New switch cover plates
          are to
          have stainless steel finish.

         

        c. 
Provide
          & install low-voltage track and transformers on 18” stem, color - white by
          Halo in each room within the suite as shown on the attached Reflected Ceiling
          Plan. Provide allowance for 60 (sixty) gimble-ring type light fixtures,
          model #
          TH234 round - H type from Electric Lighting & Electric - 1-800-830-9203 or
          equal.

         

        d. 
Provide
          & install down lights for the Bathroom, Kitchen, & Closet as shown on
          the Reflected Ceiling Plan.

         

        e. 
Exit
          lights and emergency lights - edge-lit semi recessed wall and ceiling mounted
          w/
          battery packs by McPhilpen or equal as required by code, tied to a
          generator.

         

        1901
          PENNSYLVANIA AVENUE-Thoriun Power - Suite 202/204 - Page 2 of
          3

        Spec
          No.: 2187-02 Date: 07-17-2001

        
          
            
            

          

          
            
            

            
              

            

          

          
            
            

          

        

         

        f. 
Rework
          existing HVAC ductwork as required in each room or area so that there is
          a
          minimum of 1 supply and 1 return in each typical room and provide fire
          dampers
          if required by code. Ductwork to remain exposed.

         

        g. 
Provide
          louvered grills at openings to return air plenum in corridor walls, above
          the
          corridor ceiling. Louvered grills to be painted to match adjacent wall
          surfaces.

         

        h. 
Landlord
          will cooperate with the Tenant’s telephone and computer companies with its
          installation of Tenant’s lines, jacks and equipment.

         

        i.       
           Any
          new
          sprinkler installation should be done using recessed heads.

         

        j.
           
          Tenant
          will confirm the Landlord will all of the locations for all of the above
          mentioned new item a. and b.

         

        
          	
                  B.

                	
                  Except
                    as otherwise set forth in Paragraph A above, Tenant, at its own
                    cost, will
                    be responsible for all other additional improvements to the Premises
                    including, but not limited to ceiling, wall, floor and window
                    coverings,
                    lighting, fixtures, and other
                    equipment.

                

        

         

        
          	
                  C.

                	
                  Tenant
                    shall furnish the Landlord its electric and telephone locations
                    as well as
                    all other selections required by the Tenant (i.e. paint, carpet,
                    cove
                    base) no later than five (5) days after execution of this Lease.
                    Any delay
                    to the improvements to be performed by the Landlord outlined
                    in this
                    Exhibit B for any reason caused by Tenant shall be considered
                    a “Tenant
                    Delay” such as: 1) Delays in time caused as a direct result of
                    modifications to the floor plan and/or specifications as described
                    in this
                    Exhibit B. 2) Additional items required above and beyond the
                    scope of
                    Exhibit A or B for the Premises after lease execution. 3) Failure
                    to make
                    selections in a timely manner. 4) Delays caused by the Tenant’s architect,
                    contractor or other consultants. 5) Tenant’s failure to grant Landlord or
                    its agents or contractors timely access to the Premises. 6) Any
                    other
                    delay or stoppage of construction requested or caused by Tenant.
                    In the
                    event of any such Tenant Delay, the Lease Commencement Date shall
                    be the
                    date of delivery of the Premises, minus the total number of days
                    of any
                    Tenant Delay. A deadline delivery date by the Landlord, if one
                    is
                    specified in the Lease, shall be extended by the total number
                    of days of
                    any such Tenant Delay.

                

        

         

         

        
          	Signed
                  by:	 	 
	 

                  Tenant:

                	 	
                   

                  Landlord:

                
	 	 	W
                  R I T
	
                  Company Name

                   

                   

                  
                    
                      

                    

                  

                	 	 

                  

                
	 Signature	 	 Edmund
                  B. Cronin, President and CEO
	 	 	 
	Seth
                  G____, President	 	 
	Name,
                  Title	 	 
	 	 	 
	August
                  2, 2001	 	 
	Date	 	 

        

         

        
          1901
            PENNSYLVANIA AVENUE-Thoriun Power - Suite 202/204 - Page 3 of
            3

          Spec
            No.: 2187-02 Date: 07-17-2001

        

        
          
            
            

          

          
            
            

            
              

            

          

          
            
            

          

        

        EXHIBIT
          C

         

        MEMORANDUM
          OF LEASE COMMENCEMENT DATE

         

        Pursuant
          to that certain Lease, (hereinafter, the Lease) entered into between
Washington
          Real Estate Investment Trust,
          as
          Landlord, (hereinafter Landlord) and Thorium
          Power Inc.,
          as
          Tenant (hereinafter Tenant), dated August 14, 2001, related to that certain
          space (defined in the Lease as the Demised Premises) in that certain Building
          located at 1901 Pennsylvania Avenue, Suites 202 and 204, NW Washington,
          D.C.
          20006, Landlord and Tenant hereby agree that for all purposes under the
          Lease,
          all work has been substantially completed in accordance with the Lease
          and the
          Lease Commencement Date is December 4th, 2001 and the Rent Commencement
          Date and
          Lease Expiration Date shall be as defined in the Lease.

         

        IN
          WITNESS THEREOF, Landlord and Tenant have executed this MEMORANDUM OF LEASE
          COMMENCEMENT DATE this 4th day of December, 2001.

         

        

        
          	
                  WITNESS:

                	 	
                  LANDLORD:

                
	
                  

                	 	
                  By:

                
	 	 	
                  Title:
                    BRIAN J. FITZGERALD

                
	 	 	
                  MANAGING
                    DIRECTOR - LEASING

                

        

        

        
          
            	
                    WITNESS: 

                  	 	
                    TENANT:

                  
	 	 	 
	
                    

                  	 	
                    By: 

                  
	 	 	
                    Title:
                      Vice President

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