Document:

<PAGE>

                                                                    EXHIBIT 10.4

                            PLAZA IV ASSOCIATES, LTD.

                              A FLORIDA PARTNERSHIP

                                       AND

                         LIQUIDMETAL TECHNOLOGIES, INC.

<PAGE>

                                   LEASE INDEX
<TABLE>
<CAPTION>
NO.     ITEM                                                                PAGE
---     ----                                                                ----
<S>     <C>                                                                 <C>
1.      DEFINITIONS............................................................1

2.      PREMISES AND TERM......................................................4

3.      RENT...................................................................6

4.      REAL ESTATE TAXES ADJUSTMENTS..........................................7

5.      OPERATING EXPENSE AND UTILITY ADJUSTMENTS..............................7

6.      USE OF PREMISES.......................................................11

7.      ASSIGNMENT AND SUBLETTING.............................................11

8.      ACCESS TO PREMISES....................................................13

9.      LANDLORD'S SERVICES...................................................13

10.     ELECTRICAL OVERLOAD; STRUCTURAL OVERLOAD..............................15

11.     PARKING AREAS AND COMMON AREAS........................................16

12.     LEASEHOLD IMPROVEMENTS................................................16

13.     REPAIRS AND MAINTENANCE...............................................17

14.     ALTERATIONS AND IMPROVEMENTS..........................................17

15.     INDEMNITY.............................................................18

16.     DAMAGE BY FIRE OR THE ELEMENTS........................................18

17.     BUILDING RULES AND REGULATIONS........................................19

18.     EMINENT DOMAIN........................................................19

19.     SIGNS AND ADVERTISING.................................................19

20.     TENANT'S DEFAULT......................................................20

21.     INTENTIONALLY OMITTED.................................................23

22.     SUBORDINATION AND ATTORNMENT..........................................24

23.     QUIET ENJOYMENT.......................................................24

24.     DEPOSIT...............................................................25

25.     MECHANIC'S LIENS......................................................25

26.     FORCE MAJEURE.........................................................25

27.     SEVERABILITY..........................................................25

28.     HOLDING OVER..........................................................25

29.     INTENTIONALLY OMITTED.................................................26

30.     RENT A SEPARATE COVENANT..............................................26

31.     INTENTIONALLY OMITTED.................................................25

32.     ABSENCE OF OPTION.....................................................26

33.     CORPORATE TENANCY.....................................................26

34.     BROKERAGE COMMISSION..................................................27

35.     LANDLORD'S DEFAULT....................................................27

36.     NOTICES...............................................................27

37.     INSURANCE.............................................................28
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
NO.     ITEM                                                                PAGE
---     ----                                                                ----
<S>     <C>                                                                 <C>
38.     RECORDING.............................................................29

39.     STATUTORILY MANDATED NOTIFICATION.....................................29

40.     NON-DISCLOSURE........................................................29

41.     HAZARDOUS MATERIALS...................................................29

42.     UTILITY DEREGULATION..................................................30

43.     LEASE INTERPRETATION..................................................31

44.     IMPROVEMENT ALLOWANCE.................................................31

45.     OPTION TO EXPAND......................................................32

46.     TELECOMMUNICATIONS SERVICE PROVIDER...................................34

47.     OPTION(S) TO EXTEND...................................................34

48.     AMENDMENTS............................................................35

        SIGNATURE PAGE........................................................36

        EXHIBIT(S)

        BUILDING RULES AND REGULATIONS
</TABLE>

<PAGE>

                                      LEASE

         THIS LEASE AGREEMENT ("Lease") is made AS OF THE 4th day of October,
2001, by and between the "Landlord" and the "Tenant" hereafter set forth.

                                   WITNESSETH:

1.       DEFINITIONS.

         (a)      "Landlord":       PLAZA IV ASSOCIATES, LTD., A Florida
                                    Limited Partnership

                  Address:          Suite 3160
                                    100 North Tampa Street
                                    Tampa, FL  33602

         (b)      "Tenant":         LIQUIDMETAL TECHNOLOGIES, INC.

                  Address:          Suite 3150
                                    100 North Tampa Street
                                    Tampa, Florida  33602

         (c)      "Premises": Suite Nos. 3150, 3160 and 3170, consisting of a
                  total of approximately 13,828 square feet of net rentable area
                  (which the parties expressly and irrevocably agree are
                  contained in the Premises), as outlined in red on the attached
                  Exhibit "A" expressly made a part hereof. The Premises are
                  located on the 31st floor of the structure, hereinafter called
                  the "Building," located at 100 North Tampa Street, Tampa, FL
                  33602. Landlord reserves the sole and exclusive right, at any
                  time and from time to time, to name and re-name the Building.
                  The parties expressly and irrevocably agree that there are
                  13,828 rentable square feet within the Premises and 552,080
                  rentable square feet within the Building, despite the fact
                  that such figures may not be actually correct. For the
                  purposes of Items 1 (i), 1 (j), 4 and 5 (only) of this Lease,
                  the term "Building" includes its appurtenances, to include its
                  parking facilities.

                  AS DESCRIBED ABOVE, THE PREMISES CONSIST OF THREE INCREMENTS
                  OF SPACE:

                  (1)      SUITE 3150 ("SUITE 3150"), CONSISTING OF
                           APPROXIMATELY 8,136 SQUARE FEET OF NET RENTABLE AREA
                           (WHICH THE PARTIES EXPRESSLY AND IRREVOCABLY AGREE
                           ARE CONTAINED IN SUITE 3150), AS OUTLINED IN BLUE ON
                           THE ATTACHED EXHIBIT "A-1" EXPRESSLY MADE A PART
                           HEREOF.

                  (2)      SUITE 3160 ("SUITE 3160"), CONSISTING OF
                           APPROXIMATELY 2,385 SQUARE FEET OF NET RENTABLE AREA
                           (WHICH THE PARTIES EXPRESSLY AND IRREVOCABLY AGREE
                           ARE CONTAINED IN SUITE 3160), AS OUTLINED IN YELLOW
                           ON SAID EXHIBIT "A-1."

                  (3)      SUITE 3170 ("SUITE 3170"), CONSISTING OF
                           APPROXIMATELY 3,307 SQUARE FEET OF NET RENTABLE AREA
                           (WHICH THE PARTIES EXPRESSLY AND IRREVOCABLY AGREE
                           ARE CONTAINED IN SUITE 3170), AS OUTLINED IN IN
                           ORANGE ON SAID EXHIBIT "A-1".

         (d)      "Use of Premises": AS CORPORATE OFFICES.

                                       1

<PAGE>

         (e)      "THE SUITE 3150 COMMENCEMENT DATE" IS AND SHALL BE THE LATER
                  OF NOVEMBER 1, 2001 ("THE ANTICIPATED SUITE 3150 COMMENCEMENT
                  DATE") OR, SUBJECT TO THE OTHER CONTENTS OF THIS LEASE (TO
                  INCLUDE EXHIBIT "B"), THE DATE LANDLORD CAN DELIVER TO TENANT
                  POSSESSION OF SUITE 3150. IF, HOWEVER, AND NOTWITHSTANDING ANY
                  STATEMENT OR IMPLICATION TO THE CONTRARY WITHIN ITEM 2 OF THIS
                  LEASE, TENANT TAKES POSSESSION OF SUITE 3150 [OR ANY
                  PORTION(S) THEREOF] FOR THE CONDUCT OF ITS BUSINESS THEREFROM
                  PRIOR TO THE ANTICIPATED SUITE 3150 COMMENCEMENT DATE, THEN
                  THE DATE TENANT SO TAKES POSSESSION SHALL BE THE SUITE 3150
                  COMMENCEMENT DATE. UNLESS OTHERWISE PROVIDED IN THIS LEASE,
                  THE TERM "THE SUITE 3150 COMMENCEMENT DATE" IS AND SHALL BE
                  SYNONYMOUS WITH THE TERM "THE COMMENCEMENT DATE."

                  "THE SUITE 3160 COMMENCEMENT DATE" IS AND SHALL BE THE LATER
                  OF DECEMBER 1, 2001 ("THE ANTICIPATED SUITE 3160 COMMENCEMENT
                  DATE") OR, SUBJECT TO THE OTHER CONTENTS OF THIS LEASE (TO
                  INCLUDE EXHIBIT "B"), THE DATE LANDLORD CAN DELIVER TO TENANT
                  POSSESSION OF SUITE 3160. IF, HOWEVER, AND NOTWITHSTANDING ANY
                  STATEMENT OR IMPLICATION TO THE CONTRARY WITHIN ITEM 2 OF THIS
                  LEASE, TENANT TAKES POSSESSION OF SUITE 3160 [OR ANY
                  PORTION(S) THEREOF] FOR THE CONDUCT OF ITS BUSINESS THEREFROM
                  PRIOR TO THE ANTICIPATED SUITE 3160 COMMENCEMENT DATE, THEN
                  THE DATE TENANT SO TAKES POSSESSION SHALL BE THE SUITE 3160
                  COMMENCEMENT DATE.

                  "THE SUITE 3170 COMMENCEMENT DATE" IS AND SHALL BE THE LATER
                  OF JANUARY 1, 2002 ("THE ANTICIPATED SUITE 3170 COMMENCEMENT
                  DATE"), OR, SUBJECT TO THE OTHER CONTENTS OF THIS LEASE (TO
                  INCLUDE EXHIBIT "B"), THE DATE LANDLORD CAN DELIVER TO TENANT
                  POSSESSION OF SUITE 3170. IF, HOWEVER, AND NOTWITHSTANDING ANY
                  STATEMENT OR IMPLICATION TO THE CONTRARY WITHIN ITEM 2 OF THIS
                  LEASE, TENANT TAKES POSSESSION OF SUITE 3170 [OR ANY
                  PORTION(S) THEREOF] FOR THE CONDUCT OF ITS BUSINESS THEREFROM
                  PRIOR TO THE ANTICIPATED SUITE 3170 COMMENCEMENT DATE, THEN
                  THE DATE TENANT SO TAKES POSSESSION SHALL BE THE SUITE 3170
                  COMMENCEMENT DATE.

         (f)      "THE SUITE 3150 TERM" IS AND SHALL BE FOR A PERIOD OF NOT LESS
                  THAN SIXTY-TWO (62) MONTHS, BEGINNING ON THE SUITE 3150
                  COMMENCEMENT DATE AND, SUBJECT TO THE FINAL THREE PARAGRAPHS
                  OF ITEM 2 BELOW, ENDING AT MIDNIGHT ON THE LAST CALENDAR DAY
                  OF THE SIXTY-SECOND (62ND) FULL CALENDAR MONTH FOLLOWING THE
                  SUITE 3150 COMMENCEMENT DATE. UNLESS OTHERWISE PROVIDED IN
                  THIS LEASE, THE TERM "THE SUITE 3150 TERM" IS AND SHALL BE
                  SYNONYMOUS WITH THE TERM "THE TERM."

                  "THE SUITE 3160 TERM" IS AND SHALL BE FOR A PERIOD BEGINNING
                  ON THE SUITE 3160 COMMENCEMENT DATE AND, SUBJECT TO THE FINAL
                  THREE PARAGRAPHS OF ITEM 2 BELOW, ENDING AT MIDNIGHT ON THE
                  LAST CALENDAR DAY OF THE SIXTY-SECOND (62ND) FULL CALENDAR
                  MONTH FOLLOWING THE SUITE 3150 COMMENCEMENT DATE (WHEREUPON
                  AND WHEREBY THE SUITE 3150 TERM AND THE SUITE 3160 TERM WILL
                  BE COTERMINOUS).

                  "THE SUITE 3170 TERM" IS AND SHALL BE FOR A PERIOD BEGINNING
                  ON THE SUITE 3170 COMMENCEMENT DATE AND, SUBJECT TO THE FINAL
                  THREE PARAGRAPHS OF ITEM 2 BELOW, ENDING AT MIDNIGHT ON THE
                  LAST CALENDAR DAY OF THE SIXTY-SECOND (62ND) FULL CALENDAR
                  MONTH FOLLOWING THE SUITE 3150 COMMENCEMENT DATE (WHEREUPON
                  AND WHEREBY THE SUITE 3150 TERM AND THE SUITE 3170 TERM WILL
                  BE COTERMINOUS).

                                       2

<PAGE>

         (G)      "RENT": SUBJECT TO THE OTHER CONTENTS OF THIS ITEM 1 (G), AND
                  LIKEWISE SUBJECT TO ITEM 3 OF THIS LEASE, TENANT, BEGINNING
                  WITH THE COMMENCEMENT DATE AND CONTINUING FOR THE BALANCE OF
                  THE TERM, SHALL, AS REGARD THE PREMISES, PAY TO LANDLORD BASE
                  RENT IN ACCORDANCE WITH THE FOLLOWING SCHEDULE:

                  MONTHS                                   MONTHLY BASE RENT* **
                  ------                                   ---------------------
                  SUITE 3150 COMMENCEMENT DATE                  $14,407.50**
                  UNTIL DAY BEFORE SUITE 3160
                  COMMENCEMENT DATE

                  SUITE 3160 COMMENCEMENT DATE                  $18,630.94
                  UNTIL DAY BEFORE SUITE 3170
                  COMMENCEMENT DATE

                  SUITE 3170 COMMENCEMENT DATE                  $24,487.08
                  UNTIL THE END OF THE FIRST TWELVE
                  MONTHS OF THE TERM

                  13 - 24                                       $25,351.33
                  25 - 36                                       $26,215.58
                  37 - 48                                       $27,079.83
                  49 - END OF TERM                              $27,944.08

                  *PARTIAL CALENDAR MONTHS SHALL BE PRO-RATED BASED UPON THE
                  NUMBER OF CALENDAR DAYS WITHIN THE PARTICULARLY APPLICABLE
                  CALENDAR MONTH(S).

                  **TENANT SHALL PAY LANDLORD, UPON TENANT'S EXECUTION OF THIS
                  LEASE AND AS ADVANCE BASE RENT, THE SUM OF $26,201.18
                  (INCLUSIVE OF APPLICABLE TAX), WHICH SUM REPRESENTS THE FIRST
                  INCREMENT OF MONTHLY BASE RENT DUE AS REGARD THE ENTIRE
                  PREMISES UPON THE SUITE 3170 COMMENCEMENT DATE. THEN (I.E.,
                  FOLLOWING SAID PAYMENT, AND NOTWITHSTANDING THE CONTENTS OF
                  THE FOREGOING SCHEDULE) TENANT, AS REGARDS SUITE 3150, SHALL
                  NOT BE OBLIGATED TO PAY LANDLORD ANY BASE RENT DURING THE
                  SECOND AND THIRD MONTHS (MEASURED FROM THE SUITE 3150
                  COMMENCEMENT DATE AND NOT NECESSARILY ENDING ON THE FINAL DAY
                  OF A CALENDAR MONTH) OF THE SUITE 3150 TERM. LIKEWISE,
                  FOLLOWING SAID PAYMENT OF SAID $26,201.18, AND NOTWITHSTANDING
                  THE CONTENTS OF THE FOREGOING SCHEDULE, TENANT, AS REGARDS
                  SUITE 3160, SHALL NOT BE OBLIGATED TO PAY LANDLORD ANY BASE
                  RENT DURING THE SECOND AND THIRD MONTHS (MEASURED FROM THE
                  SUITE 3160 COMMENCEMENT DATE AND NOT NECESSARILY ENDING ON THE
                  FINAL DAY OF A CALENDAR MONTH) OF THE SUITE 3160 TERM.
                  FURTHERMORE, TENANT SHALL RECEIVE A BASE RENT CREDIT OF
                  $5,856.15 PER MONTH (TO BE UTILIZED BY TENANT MONTHLY AND NOT
                  CUMULATIVELY) DURING THE FIRST FOUR MONTHS OF THE SUITE 3170
                  TERM. See also Item 3. Rent and all other sums payable by
                  Tenant to Landlord under this Lease, plus any applicable tax,
                  shall be paid to Landlord, without demand, recoupment,
                  abatement, deduction or offset, at its office presently
                  located at Suite 3160, 100 North Tampa Street, Tampa,
                  FL 33602, or at such other place(s) as Landlord may hereafter
                  AT ANY TIME AND FROM TIME TO TIME specify in writing.

         (h)      "Security Deposit": NONE; NOT APPLICABLE.

         (i)      "Operating Expense and Utility Base": THE OPERATING EXPENSES
                  AND UTILITY COSTS (SEE ITEM 5 BELOW FOR DEFINITIONS) ACTUALLY
                  INCURRED (ON A PER NET

                                       3

<PAGE>

                  RENTABLE SQUARE FOOT PER ANNUM BASIS) FOR THE OPERATION OF THE
                  BUILDING AND ITS APPURTENANCES FOR THE CALENDAR YEAR 2002,
                  ADJUSTED TO REFLECT THE AMOUNT OF OPERATING EXPENSES AND
                  UTILITY COSTS THAT WOULD HAVE BEEN INCURRED HAD THE BUILDING
                  BEEN ONE HUNDRED PERCENT (100%) OCCUPIED THROUGHOUT THE ENTIRE
                  CALENDAR YEAR 2002.

         (j)      "Real Estate Taxes Base": THE REAL ESTATE TAXES (SEE ITEM 4
                  BELOW FOR DEFINITION) ACTUALLY INCURRED (ON A PER NET RENTABLE
                  SQUARE FOOT PER ANNUM BASIS) FOR THE BUILDING AND ITS
                  APPURTENANCES FOR THE CALENDAR YEAR 2002, ADJUSTED TO REFLECT
                  THE AMOUNT OF REAL ESTATE TAXES THAT WOULD HAVE BEEN INCURRED
                  HAD THE BUILDING BEEN ONE HUNDRED PERCENT (100%) OCCUPIED
                  THROUGHOUT THE ENTIRE CALENDAR YEAR 2002.

         (k)      "Proportionate Share": The net rentable area in the Premises
                  (13,828 square feet) divided by the net rentable area in the
                  Building (552,080 square feet), which equals 2.505 percent. If
                  Tenant leases from Landlord any additional space in the
                  Building pursuant to the terms and provisions of this Lease,
                  then Tenant's Proportionate Share shall be increased
                  accordingly.

         2.       PREMISES AND TERM. Landlord, in consideration of the Rent
herein reserved to be paid and of the covenants, conditions and agreements to be
kept and performed by Tenant, hereby leases, lets and demises to Tenant, and
Tenant hereby leases and hires from Landlord, that certain space called the
Premises as described above in Item 1, Section (c).

         PROVIDED (BUT NOT OTHERWISE) TENANT EXECUTES THIS LEASE BY OCTOBER 8,
2001;AND FURTHER PROVIDED (BUT NOT OTHERWISE) TENANT THEREAFTER FULLY, DULY AND
TIMELY COMPLIES WITH EACH, EVERY, ANY AND ALL ITS DUTIES, OBLIGATIONS AND
RESPONSIBILITIES UNDER THIS LEASE (TO INCLUDE ITS EXHIBITS, ATTACHMENTS, ADDENDA
AND AMENDMENTS, IF ANY); AND FURTHER PROVIDED (BUT NOT OTHERWISE) TENANT BY
OCTOBER 8, 2001, DELIVERS TO LANDLORD, AS REGARDS THE ENTIRETY OF THE WORK
PERTAINING TO SUITE 3150, COMPLETE, SIGNED AND SEALED CONSTRUCTION DRAWINGS FOR
PERMITTING PURPOSES; AND FURTHER PROVIDED (BUT NOT OTHERWISE) LANDLORD'S
CONTRACTOR DOES THE ENTIRETY OF ALL THE WORK; AND EXPRESSLY SUBJECT TO, AND
EXPRESSLY EXCEPT FOR, "FORCE MAJEURE" (ITEM 26), AND LIKEWISE EXPRESSLY SUBJECT
TO, AND EXPRESSLY EXCEPT FOR, ANY FAULT OF, OR FAIRLY ATTRIBUTABLE TO, OR DELAY
CAUSED BY, OR FAIRLY ATTRIBUTABLE TO, TENANT AND/OR ITS AGENTS, EMPLOYEES,
PRINCIPALS, OFFICERS, PARTNERS, SUCCESSORS, ASSIGNS, INVITEES, SUBTENANTS,
ESTIMATORS, CONTRACTORS, CONSULTANTS OR ANY OTHER PARTY, PERSON OR ENTITY FOR
WHOM OR WHICH TENANT FAIRLY SHOULD BE RESPONSIBLE; IF THE WORK PERTAINING TO
SUITE 3150 IS NOT SUBSTANTIALLY COMPLETED BY FEBRUARY 8, 2002, THEN TENANT MAY,
VIA WRITTEN NOTICE TO LANDLORD SO STATING, WHICH NOTICE, TO BE EFFECTIVE, MUST
BE RECEIVED BY LANDLORD DURING THE PERIOD FEBRUARY 9, 2002, THROUGH FEBRUARY 22,
2002, BUT ABSOLUTELY NOT THEREAFTER, TIME BEING ABSOLUTELY OF THE ESSENCE,
CANCEL (AS TENANT'S SOLE AND EXCLUSIVE REMEDY) THIS LEASE IN ITS ENTIRETY,
WHEREUPON THIS LEASE SHALL TERMINATE AND BECOME COMPLETELY AND ABSOLUTELY NULL
AND VOID, JUST AS IF, AND TO THE EXTENT THAT, THE PARTIES HAD NEVER MET AND THIS
LEASE HAD NEVER BEEN EXECUTED, EXCEPT, HOWEVER, LANDLORD SHALL PROMPTLY REFUND
TO TENANT THE $26,201.18 ADVANCE BASE RENT THE SUBJECT OF ITEM 1 (G) OF THIS
LEASE. IF, HOWEVER, ALL THE PROVISIONS, CONTINGENCIES AND CONDITIONS THE SUBJECT
OF THE FIRST SENTENCE OF THIS PARTICULAR PARAGRAPH OF THIS ITEM 2 DO NOT OCCUR
OR ARE NOT MET, THEN, IN ALL INSTANCES AND UNDER ALL CIRCUMSTANCES, THE SUITE
3150 COMMENCEMENT DATE SHALL ABSOLUTELY BE NOVEMBER 1, 2001; IF, ON THE OTHER
HAND, ALL THE PROVISIONS, CONTINGENCIES AND CONDITIONS THE SUBJECT OF THE FIRST
SENTENCE OF THIS PARTICULAR PARAGRAPH OF THIS ITEM 2 DO IN FACT OCCUR AND ARE
MET, BUT LANDLORD'S CONTRACTOR DOES NOT EFFECT BY NOVEMBER 1, 2001, SUBSTANTIAL
COMPLETION OF THE WORK PERTAINING TO SUITE 3150, THEN THE SUITE 3150
COMMENCEMENT DATE SHALL BE THE DATE LANDLORD'S CONTRACTOR DOES EFFECT SUCH
SUBSTANTIAL COMPLETION. IF THE SUITE 3150 COMMENCEMENT DATE IS OTHER THAN
NOVEMBER 1, 2001, THE PARTIES' REPRESENTATIVES SHALL EXECUTE A LETTER AMENDMENT
TO THIS LEASE (WHICH THEY ARE HEREBY AUTHORIZED TO DO) WHEREBY THE SUITE 3150
COMMENCEMENT DATE AND THE EXPIRATION DATE OF THIS LEASE WILL BE

                                       4

<PAGE>

SPECIFIED; HOWEVER, THEIR FAILURE TO DO SO SHALL HAVE NO EFFECT ON THE OTHER
CONTENTS OF THIS LEASE, SUCH CONTEMPLATED EXECUTION TO BE MERELY FOR
CLARIFICATION PURPOSES. TENANT SHALL HAVE THIRTY (30) DAYS IMMEDIATELY FOLLOWING
THE SUITE 3150 COMMENCEMENT DATE TO SUBMIT TO LANDLORD IN WRITING A "PUNCH-LIST"
OF ITEMS THAT ARE SOLELY LANDLORD'S RESPONSIBILITY (OR THAT OF LANDLORD'S
CONTRACTOR) AND NEED CORRECTION BY LANDLORD (OR LANDLORD'S CONTRACTOR). LANDLORD
(OR LANDLORD'S CONTRACTOR) SHALL DILIGENTLY AND EXPEDITIOUSLY ADDRESS AND
CORRECT SUCH "PUNCH-LIST" ITEMS, WHEREUPON THEREAFTER TENANT (EXCEPT FOR LATENT
DEFECTS OF A MATERIAL NATURE) SHALL BE CONCLUSIVELY DEEMED TO HAVE ACCEPTED
SUITE 3150 AS COMPLYING FULLY WITH LANDLORD'S (AND LANDLORD'S CONTRACTOR'S)
OBLIGATIONS WITH RESPECT THERETO.

         PROVIDED (BUT NOT OTHERWISE) TENANT EXECUTES THIS LEASE BY OCTOBER 8,
2001;AND FURTHER PROVIDED (BUT NOT OTHERWISE) TENANT THEREAFTER FULLY, DULY AND
TIMELY COMPLIES WITH EACH, EVERY, ANY AND ALL ITS DUTIES, OBLIGATIONS AND
RESPONSIBILITIES UNDER THIS LEASE (TO INCLUDE ITS EXHIBITS, ATTACHMENTS, ADDENDA
AND AMENDMENTS, IF ANY); AND FURTHER PROVIDED (BUT NOT OTHERWISE) TENANT BY
OCTOBER 22, 2001, DELIVERS TO LANDLORD, AS REGARDS THE ENTIRETY OF THE WORK
PERTAINING TO SUITE 3160, COMPLETE, SIGNED AND SEALED CONSTRUCTION DRAWINGS FOR
PERMITTING PURPOSES; AND FURTHER PROVIDED (BUT NOT OTHERWISE) LANDLORD'S
CONTRACTOR DOES THE ENTIRETY OF ALL THE WORK; AND EXPRESSLY SUBJECT TO, AND
EXPRESSLY EXCEPT FOR, "FORCE MAJEURE" (ITEM 26), AND LIKEWISE EXPRESSLY SUBJECT
TO, AND EXPRESSLY EXCEPT FOR, ANY FAULT OF, OR FAIRLY ATTRIBUTABLE TO, OR DELAY
CAUSED BY, OR FAIRLY ATTRIBUTABLE TO, TENANT AND/OR ITS AGENTS, EMPLOYEES,
PRINCIPALS, OFFICERS, PARTNERS, SUCCESSORS, ASSIGNS, INVITEES, SUBTENANTS,
ESTIMATORS, CONTRACTORS, CONSULTANTS OR ANY OTHER PARTY, PERSON OR ENTITY FOR
WHOM OR WHICH TENANT FAIRLY SHOULD BE RESPONSIBLE; IF THE WORK PERTAINING TO
SUITE 3160 IS NOT SUBSTANTIALLY COMPLETED BY MARCH 8, 2002, THEN TENANT MAY, VIA
WRITTEN NOTICE TO LANDLORD SO STATING, WHICH NOTICE, TO BE EFFECTIVE, MUST BE
RECEIVED BY LANDLORD DURING THE PERIOD MARCH 9, 2002, THROUGH MARCH 22, 2002,
BUT ABSOLUTELY NOT THEREAFTER, TIME BEING ABSOLUTELY OF THE ESSENCE, CANCEL (AS
TENANT'S SOLE AND EXCLUSIVE REMEDY) THIS LEASE IN ITS ENTIRETY, WHEREUPON THIS
LEASE SHALL TERMINATE AND BECOME COMPLETELY AND ABSOLUTELY NULL AND VOID, JUST
AS IF, AND TO THE EXTENT THAT, THE PARTIES HAD NEVER MET AND THIS LEASE HAD
NEVER BEEN EXECUTED, EXCEPT, HOWEVER, LANDLORD SHALL PROMPTLY REFUND TO TENANT
THE $26,201.18 ADVANCE BASE RENT THE SUBJECT OF ITEM 1 (g) OF THIS LEASE. IF,
HOWEVER, ALL THE PROVISIONS, CONTINGENCIES AND CONDITIONS THE SUBJECT OF THE
FIRST SENTENCE OF THIS PARTICULAR PARAGRAPH OF THIS ITEM 2 DO NOT OCCUR OR ARE
NOT MET, THEN, IN ALL INSTANCES AND UNDER ALL CIRCUMSTANCES, THE SUITE 3160
COMMENCEMENT DATE SHALL ABSOLUTELY BE DECEMBER 1, 2001; IF, ON THE OTHER HAND,
ALL THE PROVISIONS, CONTINGENCIES AND CONDITIONS THE SUBJECT OF THE FIRST
SENTENCE OF THIS PARTICULAR PARAGRAPH OF THIS ITEM 2 DO IN FACT OCCUR AND ARE
MET, BUT LANDLORD'S CONTRACTOR DOES NOT EFFECT BY DECEMBER 1, 2001, SUBSTANTIAL
COMPLETION OF THE WORK PERTAINING TO SUITE 3160, THEN THE SUITE 3160
COMMENCEMENT DATE SHALL BE THE DATE LANDLORD'S CONTRACTOR DOES EFFECT SUCH
SUBSTANTIAL COMPLETION. IF THE SUITE 3160 COMMENCEMENT DATE IS OTHER THAN
DECEMBER 1, 2001, THE PARTIES' REPRESENTATIVES SHALL EXECUTE A LETTER AMENDMENT
TO THIS LEASE (WHICH THEY ARE HEREBY AUTHORIZED TO DO) WHEREBY THE SUITE 3160
COMMENCEMENT DATE WILL BE SPECIFIED; HOWEVER, THEIR FAILURE TO DO SO SHALL HAVE
NO EFFECT ON THE OTHER CONTENTS OF THIS LEASE, SUCH CONTEMPLATED EXECUTION TO BE
MERELY FOR CLARIFICATION PURPOSES. TENANT SHALL HAVE THIRTY (30) DAYS
IMMEDIATELY FOLLOWING THE SUITE 3160 COMMENCEMENT DATE TO SUBMIT TO LANDLORD IN
WRITING A "PUNCH-LIST" OF ITEMS THAT ARE SOLELY LANDLORD'S RESPONSIBILITY (OR
THAT OF LANDLORD'S CONTRACTOR) AND NEED CORRECTION BY LANDLORD (OR LANDLORD'S
CONTRACTOR). LANDLORD (OR LANDLORD'S CONTRACTOR) SHALL DILIGENTLY AND
EXPEDITIOUSLY ADDRESS AND CORRECT SUCH "PUNCH-LIST" ITEMS, WHEREUPON THEREAFTER
TENANT (EXCEPT FOR LATENT DEFECTS OF A MATERIAL NATURE) SHALL BE CONCLUSIVELY
DEEMED TO HAVE ACCEPTED SUITE 3160 AS COMPLYING FULLY WITH LANDLORD'S (AND
LANDLORD'S CONTRACTOR'S) OBLIGATIONS WITH RESPECT THERETO.

         PROVIDED (BUT NOT OTHERWISE) TENANT EXECUTES THIS LEASE BY OCTOBER 8,
2001;AND FURTHER PROVIDED (BUT NOT OTHERWISE) TENANT THEREAFTER FULLY, DULY AND
TIMELY COMPLIES

                                       5

<PAGE>

WITH EACH, EVERY, ANY AND ALL ITS DUTIES, OBLIGATIONS AND RESPONSIBILITIES UNDER
THIS LEASE (TO INCLUDE ITS EXHIBITS, ATTACHMENTS, ADDENDA AND AMENDMENTS, IF
ANY); AND FURTHER PROVIDED (BUT NOT OTHERWISE) TENANT BY OCTOBER 22, 2001,
DELIVERS TO LANDLORD, AS REGARDS THE ENTIRETY OF THE WORK PERTAINING TO SUITE
3170, COMPLETE, SIGNED AND SEALED CONSTRUCTION DRAWINGS FOR PERMITTING PURPOSES;
AND FURTHER PROVIDED (BUT NOT OTHERWISE) LANDLORD'S CONTRACTOR DOES THE ENTIRETY
OF ALL THE WORK; AND EXPRESSLY SUBJECT TO, AND EXPRESSLY EXCEPT FOR, "FORCE
MAJEURE" (ITEM 26), AND LIKEWISE EXPRESSLY SUBJECT TO, AND EXPRESSLY EXCEPT FOR,
ANY FAULT OF, OR FAIRLY ATTRIBUTABLE TO, OR DELAY CAUSED BY, OR FAIRLY
ATTRIBUTABLE TO, TENANT AND/OR ITS AGENTS, EMPLOYEES, PRINCIPALS, OFFICERS,
PARTNERS, SUCCESSORS, ASSIGNS, INVITEES, SUBTENANTS, ESTIMATORS, CONTRACTORS,
CONSULTANTS OR ANY OTHER PARTY, PERSON OR ENTITY FOR WHOM OR WHICH TENANT FAIRLY
SHOULD BE RESPONSIBLE; IF THE WORK PERTAINING TO SUITE 3170 IS NOT SUBSTANTIALLY
COMPLETED BY APRIL 8, 2002, THEN TENANT MAY, VIA WRITTEN NOTICE TO LANDLORD SO
STATING, WHICH NOTICE, TO BE EFFECTIVE, MUST BE RECEIVED BY LANDLORD DURING THE
PERIOD APRIL 9, 2002, THROUGH APRIL 22, 2002, BUT ABSOLUTELY NOT THEREAFTER,
TIME BEING ABSOLUTELY OF THE ESSENCE, CANCEL (AS TENANT'S SOLE AND EXCLUSIVE
REMEDY) THIS LEASE IN ITS ENTIRETY, WHEREUPON THIS LEASE SHALL TERMINATE AND
BECOME COMPLETELY AND ABSOLUTELY NULL AND VOID, JUST AS IF, AND TO THE EXTENT
THAT, THE PARTIES HAD NEVER MET AND THIS LEASE HAD NEVER BEEN EXECUTED, EXCEPT,
HOWEVER, LANDLORD SHALL PROMPTLY REFUND TO TENANT THE $26,201.18 ADVANCE BASE
RENT THE SUBJECT OF ITEM 1 (g) OF THIS LEASE. IF, HOWEVER, ALL THE PROVISIONS,
CONTINGENCIES AND CONDITIONS THE SUBJECT OF THE FIRST SENTENCE OF THIS
PARTICULAR PARAGRAPH OF THIS ITEM 2 DO NOT OCCUR OR ARE NOT MET, THEN, IN ALL
INSTANCES AND UNDER ALL CIRCUMSTANCES, THE SUITE 3170 COMMENCEMENT DATE SHALL
ABSOLUTELY BE JANUARY 1, 2002; ; IF, ON THE OTHER HAND, ALL THE PROVISIONS,
CONTINGENCIES AND CONDITIONS THE SUBJECT OF THE FIRST SENTENCE OF THIS
PARTICULAR PARAGRAPH OF THIS ITEM 2 DO IN FACT OCCUR AND ARE MET, BUT LANDLORD'S
CONTRACTOR DOES NOT EFFECT BY JANUARY 1, 2002, SUBSTANTIAL COMPLETION OF THE
WORK PERTAINING TO SUITE 3170, THEN THE SUITE 3170 COMMENCEMENT DATE SHALL BE
THE DATE LANDLORD'S CONTRACTOR DOES EFFECT SUCH SUBSTANTIAL COMPLETION. IF THE
SUITE 3170 COMMENCEMENT DATE IS OTHER THAN JANUARY 1, 2002, THE PARTIES'
REPRESENTATIVES SHALL EXECUTE A LETTER AMENDMENT TO THIS LEASE (WHICH THEY ARE
HEREBY AUTHORIZED TO DO) WHEREBY THE SUITE 3170 COMMENCEMENT DATE WILL BE
SPECIFIED; HOWEVER, THEIR FAILURE TO DO SO SHALL HAVE NO EFFECT ON THE OTHER
CONTENTS OF THIS LEASE, SUCH CONTEMPLATED EXECUTION TO BE MERELY FOR
CLARIFICATION PURPOSES. TENANT SHALL HAVE THIRTY (30) DAYS IMMEDIATELY FOLLOWING
THE SUITE 3170 COMMENCEMENT DATE TO SUBMIT TO LANDLORD IN WRITING A "PUNCH-LIST"
OF ITEMS THAT ARE SOLELY LANDLORD'S RESPONSIBILITY (OR THAT OF LANDLORD'S
CONTRACTOR) AND NEED CORRECTION BY LANDLORD (OR LANDLORD'S CONTRACTOR). LANDLORD
(OR LANDLORD'S CONTRACTOR) SHALL DILIGENTLY AND EXPEDITIOUSLY ADDRESS AND
CORRECT SUCH "PUNCH-LIST" ITEMS, WHEREUPON THEREAFTER TENANT (EXCEPT FOR LATENT
DEFECTS OF A MATERIAL NATURE) SHALL BE CONCLUSIVELY DEEMED TO HAVE ACCEPTED
SUITE 3170 AS COMPLYING FULLY WITH LANDLORD'S (AND LANDLORD'S CONTRACTOR'S)
OBLIGATIONS WITH RESPECT THERETO.

         3.       RENT. Tenant, SUBJECT TO THE CONTENTS OF (i) ITEM 1 (g) ABOVE
AND (II) THE FINAL THREE PARAGRAPHS OF ITEM 2 ABOVE, covenants and agrees to
pay, without demand, recoupment, abatement, deduction or offset, to Landlord
Rent and Additional Rent for the Premises on or before the first (1st) day of
the first (1st) full calendar month of the Term hereof and on or before the
first (1st) day of each and every successive calendar month thereafter during
the full Term of this Lease, subject to the adjustments as provided hereinafter,
along with any applicable tax, at the then current rate.

         Whenever under the terms of this Lease any sum of money is required to
be paid by Tenant in addition to the Rent herein reserved, whether or not such
sum is herein described as "Additional Rent" or a provision is made for the
collection of said sum as "Additional Rent," said sum shall nevertheless, at
Landlord's option, if not paid when due, be deemed Additional Rent, and shall be
collectible as such with the first installment of Rent thereafter falling due
hereunder. In the event any installment or increment of Rent or Additional Rent
payable under this Lease shall not be paid FOLLOWING DUE NOTICE AND WITHIN THE
CURATIVE PERIOD DESCRIBED

                                       6

<PAGE>

IN ITEM 20 (A) OF THIS LEASE, THEN, a "late charge" may be charged (as
Additional Rent) by Landlord for the purpose of defraying the expense and
inconvenience incident to handling such overdue payment and for the purpose of
compensating Landlord for its attendant inconvenience and loss of cash flow.
Said "late charge" shall be the greatest of (a) $200.00, (b) an amount equal to
$20.00 multiplied by the number of days after the due date until such payment is
received by Landlord, or (c) FIVE PERCENT (5%) of the past due amount.

         4.       REAL ESTATE TAXES ADJUSTMENTS. The parties each acknowledge
that the Rent specified in Items 1 (g) and 3 of this Lease does not provide for
increases in Real Estate Taxes (as hereinafter defined) which may affect the
Premises or the Building, accordingly, during the Term of this Lease, and any
extension(s) thereof, Tenant, beginning JANUARY 1, 2003, shall pay to Landlord,
in the form of Additional Rent (plus any applicable tax), its Proportionate
Share of estimated increased Real Estate Taxes over the base amount as defined
in Item 1, Section (j).

                  To implement and effect the foregoing obligation of Tenant to
pay its Proportionate Share of the increases in the Real Estate Taxes referenced
in this Item 4, the parties agree that Tenant shall, BEGINNING JANUARY 1, 2003,
pay Landlord on or before the first day of each calendar month one-twelfth
(1/12) of the amount of Tenant's estimated annualized liability for such
increases in such Real Estate Taxes for the then current calendar year. At any
time and from time to time during the then applicable current calendar year,
Landlord (but not unreasonably) may reestimate Tenant's monthly monetary
responsibilities under this Item 4 and Tenant shall pay Landlord such
reestimated amounts. There shall be an annual reconciliation between what Tenant
paid and what Tenant should have paid. Any amount paid by Tenant which exceeds
the correct amount due shall be credited to the next succeeding payment due
under this Item 4. If Tenant has paid less than the correct amount due, Tenant
shall pay the balance within ten (10) days of receipt of written notice from
Landlord. If the Term of this Lease begins or ends other than on the first day
or last day of a calendar year, the subject Real Estate Taxes shall be billed
and adjusted on the basis of such fraction of a calendar year. Tenant's
obligation to pay the adjustments described in this Item 4 shall survive the
expiration or earlier termination of this Lease. Tenant shall have thirty (30)
days immediately following the submission to it by Landlord of each applicable
adjustment calculation to object to such particular calculation. If Tenant fails
duly and timely to object to such particular calculation, which objection, to be
effective, must be in writing and must state the specifics of such particular
objection, then, the parties understand and agree, Landlord's calculation shall
be conclusively deemed to be correct.

                  The term "Real Estate Taxes" shall include, but not be limited
to, each, every, any and all taxes, assessments, levies and/or other charges (of
any nature or description whatsoever) imposes (or sought to be imposed): (a)
against the real property of which the Building or the Premises are a part
and/or (b) against the appurtenances and/or facilities of, within or serving the
Building or the Premises, by any authority having (or claiming to have) the
power so to tax, assess, levy or charge, whether the same are general or
special, ordinary or extraordinary, foreseen or unforeseen, including, but not
limited to, any city, county, state or federal government, or any school,
agricultural, transportation or environmental control agency, lighting,
drainage, or other improvement district thereof, and said term also shall
include the expenses of contesting the amount or validity of any such taxes,
assessments, levies and/or other charges.

         5.       OPERATING EXPENSE AND UTILITY ADJUSTMENTS. The parties each
acknowledge that the Rent specified in Items 1 (g) and 3 of this Lease does not
provide for increases in Operating Expenses and Utility Costs (as hereinafter
defined) which may affect the Premises or the Building; accordingly, during the
Term of this Lease, and any extension(s) thereof, Tenant, beginning JANUARY 1,
2003, shall pay to Landlord, in the form of Additional Rent (plus any applicable
tax), its Proportionate Share of estimated increased Operating Expenses and
Utility Costs over the base amount as defined in Item 1, Section (i).

                                       7

<PAGE>

         To implement and effect the foregoing obligation of Tenant to pay its
Proportionate Share of the increases in the Operating Expenses and Utility Costs
referenced in this Item 5, the parties agree that Tenant shall, BEGINNING
JANUARY 1, 2003, pay Landlord on or before the first day of each calendar month
one-twelfth (1/12) of the amount of Tenant's estimated annualized liability for
such increases in such Operating Expenses and Utility Costs for the then current
calendar year. At any time and from time to time during the then applicable
current calendar year, Landlord (but not unreasonably) may re-estimate Tenant's
monthly monetary responsibilities under this Item 5 and Tenant shall pay
Landlord such re-estimated amounts. There shall be an annual reconciliation
between what Tenant paid and what Tenant should have paid. Any amount paid by
Tenant which exceeds the correct amount due shall be credited to the next
succeeding payment due under this Item 5. If Tenant has paid less than the
correct amount due, Tenant shall pay the balance within THIRTY (30) DAYS days of
receipt of written notice from Landlord. If the Term of this Lease begins or
ends other than on the first day or last day of a calendar year, the subject
Operating Expenses and Utility Costs shall be billed and adjusted on the basis
of such fraction of a calendar year. Tenant's obligation to pay the adjustments
described in this Item 5 shall survive the expiration or earlier termination of
this Lease. Tenant shall have SIXTY (60) days immediately following the
submission to it by Landlord of each applicable adjustment calculation to object
to such particular calculation. If Tenant fails duly and timely to object to
such particular calculation, which objection, to be effective, must be in
writing and must state the specifics of such particular objection, then, the
parties understand and agree, Landlord's calculation shall be conclusively
deemed to be correct.

         LANDLORD, SIMULTANEOUSLY WITH ITS SUBMISSION TO TENANT OF EACH
APPLICABLE YEAR-END ADJUSTMENT CALCULATION, SHALL LIKEWISE SUBMIT TO TENANT A
DETAILED STATEMENT OF OPERATING EXPENSES AND UTILITY COSTS, TO INCLUDE BACK-UP
DATA, ALL OF WHICH SHALL BE REASONABLY SUFFICIENT TO ENABLE TENANT TO EVALUATE
THE THEN APPLICABLE YEAR-END ADJUSTMENT CALCULATION. TENANT SHALL HAVE THE
RIGHT, AT REASONABLE TIMES AND AT A REASONABLE PLACE IN TAMPA, FLORIDA,
DESIGNATED BY LANDLORD, TO AUDIT (AND COPY PERTINENT NON-CONFIDENTIAL PORTIONS
OF) LANDLORD'S BOOKS AND RECORDS IN SUPPORT OF THE THEN APPLICABLE YEAR-END
ADJUSTMENT CALCULATION. TENANT ABSOLUTELY MAY NOT, AND ABSOLUTELY SHALL NOT,
UTILIZE A CONTINGENCY FEE AUDITOR. TENANT AGREES THAT IT WILL NOT DIVULGE OR
DISCLOSE [OR ALLOW ITS AUDITOR(S) TO DIVULGE OR DISCLOSE] TO THIRD PARTIES
(OTHER THAN TENANT'S ATTORNEYS, ACCOUNTANTS, AUDITORS, SIMILAR SUCH
PROFESSIONALS OR OTHER PERSONS, WHERE IN EACH INSTANCE SUCH "OUTSIDE" PARTIES
HAVE A BONA-FIDE "NEED TO KNOW") ANY DATA, INFORMATION, ETC., DISCLOSED BY
LANDLORD TO TENANT UNDER THE TERMS AND PROVISIONS OF THIS ITEM 5. IF THERE IS A
TIMELY WRITTEN OBJECTION BY TENANT (SEE THE FINAL TWO SENTENCES OF THE
IMMEDIATELY PRECEDING PARAGRAPH), WHICH WRITTEN OBJECTION MUST INCLUDE DETAILED
BASES THEREFOR, AND IF LANDLORD AND TENANT ARE UNABLE TO RESOLVE SUCH OBJECTION
WITHIN THIRTY (30) DAYS IMMEDIATELY FOLLOWING THE DELIVERY BY TENANT TO LANDLORD
OF SUCH WRITTEN OBJECTION, THEN TENANT SHALL IMMEDIATELY THEREAFTER PAY LANDLORD
WHAT LANDLORD CLAIMS IS DUE. THE DISPUTE MAY THEN BE SUBMITTED BY TENANT TO
BINDING ARBITRATION BY THE AMERICAN ARBITRATION ASSOCIATION IN TAMPA, FLORIDA,
IN ACCORDANCE WITH ITS THEN PREVAILING RULES. JUDGMENT UPON THE ARBITRATION
AWARD MAY BE ENTERED IN ANY COURT IN TAMPA, FLORIDA, HAVING JURISDICTION. THE
ARBITRATORS SHALL HAVE NO POWER TO CHANGE THE PROVISIONS OF THIS LEASE. THE
ARBITRATION PANEL SHALL CONSIST OF THREE ARBITRATORS, ONE OF WHOM SHALL BE A
COMMERCIAL REAL ESTATE ATTORNEY ACTIVELY ENGAGED IN THE PRACTICE OF LAW FOR AT
LEASE THE PREVIOUS 5 YEARS, ANOTHER OF WHOM SHALL BE A CERTIFIED PUBLIC
ACCOUNTANT ACTIVELY ENGAGED IN THE PRACTICE OF ACCOUNTING IN THE COMMERCIAL REAL
ESTATE AREA FOR AT LEAST THE PREVIOUS 5 YEARS, AND THE THIRD OF WHOM SHALL BE A
LICENSED REAL ESTATE BROKER ACTIVELY ENGAGED IN THE COMMERCIAL LEASING BROKERAGE
AREA FOR AT LEAST THE PREVIOUS 5 YEARS. BOTH PARTIES SHALL CONTINUE TO PERFORM
THEIR RESPECTIVE LEASE OBLIGATIONS DURING THE PENDENCY OF ANY ARBITRATION
PROCEEDINGS. IF IT IS DETERMINED BY SUCH ARBITRATION THAT TENANT OVERPAID THE
AMOUNT DUE, THE OVERPAID AMOUNT, TOGETHER WITH INTEREST THEREON AT THE RATE OF
ONE PERCENT (1%) ABOVE THE PRIME RATE FROM TIME TO TIME ANNOUNCED BY AMSOUTH
BANK [OR ITS SUCCESSORS], SHALL BE IMMEDIATELY PAID BY LANDLORD TO TENANT, OR,
AT TENANT'S ELECTION, APPLIED TO THE RENT

                                       8

<PAGE>

NEXT DUE UNDER THIS LEASE. FOR THE PURPOSES OF THAT PORTION OF ITEM 20 OF THIS
LEASE DEALING WITH ATTORNEY'S FEES, TENANT SHALL NOT BE DEEMED TO BE "THE
PREVAILING PARTY" UNLESS IT IS DETERMINED (AS ABOVE-DESCRIBED) THAT TENANT
OVERPAID BY MORE THAN FIVE PERCENT (5%) ITS PROPORTIONATE SHARE OF INCREASES IN
SUCH OPERATING EXPENSES AND UTILITY COSTS. LIKEWISE FOR THE PURPOSE OF THAT
PORTION OF ITEM 20 OF THIS LEASE DEALING WITH ATTORNEY'S FEES, LANDLORD SHALL
NOT BE DEEMED TO BE "THE PREVAILING PARTY" UNLESS IT IS DETERMINED (AS
ABOVE-DESCRIBED) THAT TENANT HAS UNDERPAID BY MORE THAN FIVE PERCENT (5%) ITS
PROPORTIONATE SHARE OF INCREASES IN SUCH OPERATING EXPENSES AND UTILITY COSTS.
SUBJECT TO THE FOREGOING, THE ARBITRATORS SHALL HAVE THE POWER TO AWARD TO "THE
PREVAILING PARTY" (AS ABOVE-DEFINED) REASONABLE ATTORNEY'S FEES AND REASONABLE
EXPENSES AND COSTS.

         The term "Operating Expenses" shall include, but not be limited to, the
annual expenses of Landlord for the operation, management, repair and
maintenance of the Premises and the Building which are presently or hereafter
reasonable or customary for the operation, management, repair and maintenance of
this type of Premises and Building, and shall include, but not be limited to,
management salaries, consultants' fees (to include, but not be limited to,
consultants engaged with respect to the provision of services to the Premises
and/or the Building), maintenance and janitorial expense, the provision of
services to the Building, costs of maintenance, repairs and replacements,
compliance with applicable current and future laws, rules, codes, regulations,
etc., management and operation of the Building, taxes and fees, employee
benefits, administrative salaries, costs and fees, insurance, security and
landscaping. ANYTHING ELSEWHERE WITHIN THIS ITEM 5 TO THE CONTRARY
NOTWITHSTANDING, (A) TENANT'S ANNUAL OBLIGATIONS UNDER THIS ITEM 5 TO PAY
INCREASES IN "CONTROLLABLE" (I.E., OTHER THAN TAXES, UTILITIES, INSURANCE AND
GOVERNMENTALLY - MANDATED EXPENSES) EXPENSES SHALL NOT DURING THE ORIGINAL TERM
OF THIS LEASE INCREASE BY MORE THAN A CUMULATIVE AVERAGE OF FOUR PERCENT (4%)
PER ANNUM, BUT (B) THERE SHALL BE NO LIKE "CAP" ON "NON - CONTROLLABLE" (I.E.,
TAXES, UTILITIES, INSURANCE AND GOVERNMENTALLY - MANDATED EXPENSES) EXPENSES;
FURTHERMORE, SAID "CAP" SHALL NOT BE APPLICABLE DURING ANY EXTENSION TERM(S).
The term "Utility Costs" shall include Landlord's annual expenses for the
operation and maintenance of the Building and the Premises with respect to
charges, costs and taxes for furnishing heat, air-conditioning, electricity,
water, sewerage, gas, garbage removal, etc. The defined terms the subject of
this particular paragraph are for definitional purposes only and shall not
impose any obligation whatsoever upon Landlord to incur any expense or provide
any service within such defined terms.

         NOTWITHSTANDING ANYTHING IN THIS LEASE TO THE CONTRARY, OPERATING
EXPENSES SHALL NOT INCLUDE COSTS FOR (I) NEVERTHELESS SUBJECT TO THE FINAL
PARAGRAPH OF THIS ITEM 5, CAPITAL IMPROVEMENTS MADE TO THE BUILDING, EXCEPT FOR
ITEMS WHICH ARE GENERALLY CONSIDERED MAINTENANCE AND REPAIR ITEMS, SUCH AS
PAINTING OF COMMON AREAS, AND THE LIKE; (II) REPAIR, REPLACEMENTS AND GENERAL
MAINTENANCE PAID BY PROCEEDS OF INSURANCE OR SOLELY (AS OPPOSED TO IN COMMON) BY
TENANT OR OTHER THIRD PARTIES; (III) INTEREST, AMORTIZATION OR OTHER PAYMENTS ON
LOANS TO LANDLORD; (IV) DEPRECIATION; (V) LEASING COMMISSIONS; (VI) LEGAL
EXPENSES FOR SERVICES, OTHER THAN THOSE THAT BENEFIT THE BUILDING TENANTS
GENERALLY (E.G., TAX DISPUTES); (VII) RENOVATING OR OTHERWISE IMPROVING SPACE
FOR OCCUPANTS OF THE BUILDING OR VACANT SPACE IN THE BUILDING; (VIII) REAL
ESTATE TAXES (SEE ITEM 4); (IX) FEDERAL INCOME TAXES IMPOSED ON OR MEASURED BY
THE INCOME OF LANDLORD FROM THE OPERATION OF THE BUILDING; (X) COSTS OF REPAIRS,
RESTORATION, REPLACEMENTS OR OTHER WORK OCCASIONED BY A FIRE, WINDSTORM OR OTHER
CASUALTY OF AN INSURABLE NATURE (WHETHER THE RESULTING DAMAGE OR DESTRUCTION BE
TOTAL OR PARTIAL), (BUT SPECIFICALLY EXCLUDING THE COSTS OF ANY DEDUCTIBLES PAID
BY LANDLORD, WHICH MAY BE INCLUDED IN OPERATING EXPENSES), B) THE EXERCISE BY
GOVERNMENTAL AUTHORITIES OF THE RIGHT OF EMINENT DOMAIN, WHETHER SUCH TAKING BE
TOTAL OR PARTIAL, OR C) THE NEGLIGENCE OR INTENTIONAL TORT OF LANDLORD, OR ANY
SUBSIDIARY OR AFFILIATE OF LANDLORD, OR ANY OTHER TENANT IN THE BUILDING OR ANY
REPRESENTATIVE, EMPLOYEE OR AGENT OF ANY OF THE FOREGOING (BUT SPECIFICALLY
EXCLUDING THE COSTS OF ANY DEDUCTIBLES PAID BY LANDLORD, WHICH MAY BE INCLUDED
IN OPERATING COSTS); (XI) LEASING COMMISSIONS, ATTORNEY'S FEES (EXCEPT FOR THOSE
REASONABLE ATTORNEY'S FEES IN CONNECTION WITH ENFORCING RULES AND REGULATIONS),
COSTS,

                                       9

<PAGE>

DISBURSEMENTS AND OTHER EXPENSES INCURRED IN CONNECTION WITH NEGOTIATIONS FOR
LEASES WITH TENANTS, OR PROSPECTIVE TENANTS, OR OTHER OCCUPANTS OF THE BUILDING,
OR SIMILAR COSTS INCURRED IN CONNECTION WITH DISPUTES WITH TENANTS, OTHER
OCCUPANTS, OR PROSPECTIVE TENANTS OR SIMILAR COSTS AND EXPENSES INCURRED IN
CONNECTION WITH NEGOTIATIONS OR DISPUTES WITH MANAGEMENT AGENTS, PURCHASERS OR
MORTGAGEES OF THE BUILDING; (xii) ALLOWANCES, CONCESSIONS AND OTHER COSTS AND
EXPENSES INCURRED IN COMPLETING, FIXTURING, FURNISHING, RENOVATING OR OTHERWISE
IMPROVING, DECORATING OR REDECORATING SPACE FOR TENANTS (INCLUDING TENANT),
PROSPECTIVE TENANTS OR OTHER OCCUPANTS AND PROSPECTIVE OCCUPANTS OF THE
BUILDING, OR VACANT LEASABLE SPACE IN THE BUILDING; (xiii) COSTS OF THE INITIAL
CONSTRUCTION OF THE BUILDING; (xiv) PAYMENTS OF PRINCIPAL AND INTEREST OR OTHER
FINANCE CHARGES MADE ON ANY DEBT AND RENTAL PAYMENTS MADE UNDER ANY GROUND OR
UNDERLYING LEASE OR LEASES; (xv) COSTS INCURRED IN CONNECTION WITH THE SALES,
FINANCING, REFINANCING, MORTGAGING, SELLING OR CHANGE OF OWNERSHIP OF THE
BUILDING, INCLUDING BROKERAGE COMMISSIONS, ATTORNEYS' AND ACCOUNTANTS' FEES,
CLOSING COSTS, TITLE INSURANCE PREMIUMS, TRANSFER TAXES AND INTEREST CHARGES;
(xvi) COSTS, FINES, INTEREST, PENALTIES, LEGAL FEES OR COSTS OF LITIGATION
INCURRED DUE TO THE LATE PAYMENT OF TAXES, UTILITY BILLS AND OTHER COSTS
INCURRED BY LANDLORD'S FAILURE TO MAKE SUCH PAYMENTS WHEN DUE UNLESS SUCH LATE
PAYMENT WAS CAUSED, IN WHOLE OR IN PART, BY TENANT'S FAILURE TO TIMELY PAY ITS
RENTAL OBLIGATIONS HEREUNDER; (xvii) COSTS INCURRED BY LANDLORD FOR TRUSTEE'S
FEES, PARTNERSHIP ORGANIZATIONAL EXPENSES AND ACCOUNTING FEES EXCEPT ACCOUNTING
FEES RELATING TO THE OWNERSHIP AND OPERATION OF THE BUILDING; (xviii) LANDLORD'S
GENERAL CORPORATE OVERHEAD AND GENERAL AND ADMINISTRATIVE EXPENSES; (xix)
RENTALS AND OTHER RELATED EXPENSES INCURRED IN LEASING AIR CONDITIONING SYSTEMS,
ELEVATORS OR OTHER EQUIPMENT ORDINARILY CONSIDERED TO BE OF A CAPITAL NATURE,
EXCEPT A) EQUIPMENT NOT AFFIXED TO THE BUILDING WHICH IS USED IN PROVIDING
JANITORIAL OR SIMILAR SERVICES AND B) EQUIPMENT RENTED TO PROVIDE TEMPORARY
SERVICES, INCLUDING DURING INTERRUPTION OF BUILDING SERVICES; (xx) ALL AMOUNTS
WHICH WOULD OTHERWISE BE INCLUDED IN OPERATING COSTS WHICH ARE PAID TO ANY
AFFILIATE OF LANDLORD, OR ANY REPRESENTATIVE, EMPLOYEE OR AGENT OF SAME, TO THE
EXTENT THE COSTS OF SUCH SERVICES EXCEED THE COMPETITIVE RATES (AS REASONABLY
DETERMINED BY LANDLORD) FOR SIMILAR SERVICES OF COMPARABLE QUALITY RENDERED BY
PERSONS OR ENTITIES OF SIMILAR SKILL, COMPETENCE AND EXPERIENCE; (xxi)
ADVERTISING AND PROMOTIONAL COSTS ASSOCIATED WITH THE LEASING OF THE BUILDING
DIRECTLY RELATED TO THE OPERATION OF THE BUILDING; (xxiii) WAGES AND SALARIES
FOR EMPLOYEES ABOVE THE LEVEL OF THE BUILDING'S MANAGER, (xxiv) EXPENSES FOR THE
DEFENSE OF THE LANDLORD'S TITLE TO THE PREMISES OR THE BUILDING; (xxv)
CHARITABLE OR POLITICAL CONTRIBUTIONS; (xxvi) ANY AMOUNTS EXPENDED BY LANDLORD
AS ENVIRONMENTAL RESPONSE COSTS FOR REMOVAL, ENCLOSURE, ENCAPSULATION, CLEANUP,
REMEDIATION, OR OTHER ACTIVITIES REGARDING LANDLORD'S COMPLIANCE WITH FEDERAL,
STATE, MUNICIPAL OR LOCAL HAZARDOUS WASTE ENVIRONMENTAL LAWS, REGULATIONS OR
ORDINANCES; (xxvii) COSTS TO CORRECT DEFECTS IN THE ORIGINAL CONSTRUCTION OF THE
BUILDING; (xxviii) EXPENSES PAID DIRECTLY BY TENANT FOR ANY REASON (SUCH AS
EXCESSIVE UTILITY USE); (xxix) OTHER AMOUNTS PAYABLE AS A RESULT OF LANDLORD'S
VIOLATION OR FAILURE TO COMPLY WITH ANY GOVERNMENTAL REGULATIONS AND RULES OR
ANY COURT ORDER, DECREE OR JUDGMENT UNLESS SUCH NON-COMPLIANCE IS CAUSED BY
TENANT AND/OR A PERSON, PARTY OR ENTITY FOR WHOM OR WHICH TENANT FAIRLY SHOULD
BE RESPONSIBLE; AND (xxx) MANAGEMENT FEES IN EXCESS OF THREE PERCENT (3%) OF THE
RENT AND/OR ADDITIONAL RENT COLLECTED FROM THE TENANTS (TO INCLUDE TENANT) OF
THE BUILDING.

         If Landlord in its sole discretion in operating the Building chooses to
install any energy or labor saving devices, equipment, fixtures or appliances to
or in the Building that otherwise might be considered a capital expenditure AND
SUCH EXPENDITURE RESULTS IN A REDUCTION IN ANY OPERATING EXPENSE THEN BEING
CHARGED TO TENANT HEREUNDER, then Landlord may (BUT ONLY TO THE EXTENT OF THE
ACTUAL SAVINGS) depreciate the cost of the equipment, device, appliance or
fixture into the Operating Expenses of the Building, including interest at a
reasonable rate, all according to generally accepted accounting principles
applied on a consistent basis.

                                       10

<PAGE>

         6.       USE OF PREMISES. The Premises shall be used by Tenant as
described above in Item 1, Section (d), and for no other business or purpose
whatsoever without the prior written discretionary consent of Landlord. Tenant
shall not do or permit to be done in or about the Premises, nor bring or keep or
permit to be brought or kept therein, anything which is prohibited by, or will
in any way conflict with, any law, statute, ordinance or governmental rule or
regulation now in force or which may hereafter be enacted or promulgated, or
which is presently or hereafter prohibited by any standard form of fire
insurance policy or will presently or hereafter in any way increase the existing
rate of or affect any fire or other insurance upon the Building or any of its
contents, or presently or hereafter cause a cancellation of any insurance policy
covering the Building or any part thereof or any of its contents. Tenant shall
not do or permit anything to be done in or about the Premises which will
presently or hereafter in any way obstruct or interfere with the rights of other
tenants of the Building, or injure or annoy them or use or allow to be used the
Premises for any improper, immoral, unlawful or objectionable purpose (as
determined by Landlord); nor shall Tenant cause, maintain, or permit any
nuisance (as determined by Landlord or by law) in or about the Premises or
commit or suffer to be committed any waste in, on, or about the Premises. Tenant
shall be responsible for all losses and damages to Landlord as a result of
Tenant's failure to use, occupy and surrender the Premises in strict accordance
with the contents of this Lease, and such responsibility shall survive the
expiration or earlier termination of this Lease. Tenant, at Tenant's expense,
shall comply with all laws, rules, orders, statutes, ordinances, directions,
regulations and requirements of all federal, state, county and municipal
authorities pertaining to Tenant's use and occupancy of the Premises and with
the recorded covenants, conditions and restrictions pertaining thereto,
regardless of when they become effective or applicable, including, without
limitation, all applicable federal, state and local laws, regulations or
ordinances pertaining to air and water quality, Hazardous Materials, waste
disposal, air emissions and other environmental matters, all zoning and other
land use matters, and with any direction of any public officer or officials
which shall impose any duty upon Landlord or Tenant with respect to the use or
occupation of the Premises. For the purposes of this Item 6, the term "Tenant"
includes Tenant's agents, employees, principals, officers, successors, assigns,
subtenants, invitees, contractors and consultants. IT IS (AND SHALL BE)
LANDLORD'S RESPONSIBILITY AND SOLE EXPENSE, SUBJECT TO ITEM 5 ABOVE, TO CAUSE
THE COMMON AREAS OF THE BUILDING TO BE IN COMPLIANCE WITH THE AMERICANS WITH
DISABILITIES ACT AND ANY SIMILAR SUCH STATE, COUNTY OR MUNICIPAL LAWS,
ORDINANCES, REGULATIONS, ETC.

         7.       ASSIGNMENT AND SUBLETTING. Tenant shall not assign the right
of occupancy under this Lease, or any other interest therein, or sublet the
Premises, or any portion thereof, without the prior written consent of Landlord,
which CONSENT SHALL NOT BE UNREASONABLY WITHHELD OR DELAYED. TENANT SHALL HAVE
THE RIGHT, WITHOUT FIRST SECURING LANDLORD'S PRIOR WRITTEN CONSENT THERETO
(PRIOR WRITTEN NOTICE THEREOF FROM TENANT TO LANDLORD IS REQUIRED, HOWEVER), TO
ASSIGN THIS LEASE, OR SUBLET PORTION(S) OF THE PREMISES, TO TENANT'S BONA-FIDE
SUBSIDIARY OR AFFILIATE. IN THE EVENT TENANT COMPLETELY VACATES THE PREMISES AND
THE PREMISES REMAIN COMPLETELY VACANT DURING TENANT'S MARKETING EFFORTS TO
ASSIGN THIS LEASE AND/OR SUBLET THE ENTIRE PREMISES, THEN TENANT SHALL RECEIVE A
CREDIT AGAINST BASE RENT FOR JANITORIAL SERVICES THEREBY MADE NOT NECESSARY (AS
A RESULT OF TENANT'S NOT OCCUPYING THE ENTIRE PREMISES). Tenant absolutely shall
have no right of assignment or subletting if it is THEN IN UNCURED default of
this Lease. Any permitted assignment or sublease of all or any portion(s) of the
Premises must contain a waiver of claims against Landlord by the assignee/
subtenant and will require the assignee's/subtenant's insurer(s) to issue waiver
of subrogation rights endorsements to all policies of insurance carried in
connection with the Premises and/or the contents thereof, all such waivers to be
in substance and form prescribed by Landlord. If Landlord elects to grant its
written consent to any proposed assignment or sublease (whether by Tenant or by
others claiming by or through Tenant), Tenant or such others agree to pay
Landlord an administrative fee in a reasonable amount (but not MORE THAN $500.00
AND NOT less than $150.00), plus REASONABLE attorney's fees (NOT TO EXCEED
$215.00/HOUR) to process and approve such assignment or sublease, and Landlord
may prescribe the substance and form of such assignment or sublease.

                                       11

<PAGE>

         Notwithstanding any assignment of this Lease, or the subletting of the
Premises, or any portion thereof, Tenant shall continue to be fully liable for
the performance of the terms, conditions and covenants of this Lease, including,
but not limited to, the payment of Rent and Additional Rent. The continuing
liability the subject of the immediately preceding sentence shall be absolute
and unconditional and shall remain in full force and effect without regard to,
and shall not be released, discharged, diminished, reduced or in any other way
affected by,: (a) any amendment or modification of, or supplement to, this Lease
or any further assignment or transfer thereof or any further sublease pertaining
thereto; or (b) any action taken or not taken by Landlord against any assignee
or sublessee; or (c) any agreement which modifies any of the rights or
obligations of the parties (or their respective successors) under this Lease; or
(d) any agreement which extends the time within which an obligation under this
Lease is to be performed; or (e) any waiver of the performance of an obligation
required under this Lease; or (f) any failure to enforce any of the obligations
set forth in this Lease; or (g) any exercise or non-exercise by Tenant or any
assignee or any sublessee of Tenant's, such assignee's or such sublessee's
rights and/or options under this Lease. Consent by Landlord to one or more
assignments or sublettings shall not operate as a waiver of Landlord's rights as
to any subsequent assignments or sublettings. Landlord shall have the additional
option, which shall be exercised by providing Tenant with written notice, of
terminating Tenant's rights and obligations under this Lease rather than
permitting any assignment or subletting by Tenant, any statement or implication
in this Lease or at law to the contrary notwithstanding.

         If Landlord permits any assignment or subletting by Tenant and if the
monies (no matter how characterized) received as a result of such assignment or
subletting [when compared to the monies still payable by Tenant to Landlord] be
greater than would have been received hereunder had not Landlord permitted such
assignment or subletting, then FIFTY PERCENT (50%) OF the excess shall be
payable by Tenant to Landlord. If there are one or more assignments or
sublettings by Tenant to which Landlord consents, then any and all extension
options to be exercised subsequent to the date of such assignment or subletting
and all options to lease additional space in the Building to be exercised
subsequent to the date of such assignment or subletting are absolutely waived
and terminated at Landlord's sole discretion. In the event of the transfer and
assignment by Landlord of its interest in this Lease and/or sale of the Building
containing the Premises, either of which it may do at its sole option, Landlord
shall thereby be released from any further obligations hereunder, and Tenant
agrees to look solely to such successor in interest of Landlord for performance
of such obligations. The provisions of Item 36 hereafter dealing with "Notices"
shall be amended to provide the correct names and addresses of the assignee or
sublessee. Any breach of this Item 7 by Tenant will constitute an automatic
default under the terms of this Lease, per Item 20 hereof.

         LANDLORD SHALL NOT BE DEEMED TO HAVE UNREASONABLY WITHHELD ITS CONSENT
TO A PROPOSED ASSIGNMENT OF THIS LEASE OR TO A PROPOSED SUBLEASE OF PART OR ALL
OF THE PREMISES IF SUCH CONSENT IS WITHHELD BECAUSE: (i) TENANT IS THEN IN
UNCURED DEFAULT OF THIS LEASE; OR (ii) FOLLOWING THE APPLICABLE CURATIVE
OPPORTUNITY DESCRIBED IN ITEM 20 OF THIS LEASE, LANDLORD HAS GIVEN TENANT ANY
NOTICE OF TERMINATION OF THIS LEASE OR TERMINATION OF TENANT'S RIGHTS UNDER THIS
LEASE; OR (iii) EITHER THE PORTION OF THE PREMISES WHICH TENANT PROPOSES TO
SUBLEASE, OR THE REMAINING PORTION OF THE PREMISES, OR THE MEANS OF INGRESS AND
EGRESS TO EITHER THE PORTION OF THE PREMISES WHICH TENANT PROPOSES TO SUBLEASE
OR THE REMAINING PORTION OF THE PREMISES, OR THE PROPOSED USE OF THE PREMISES OR
ANY PORTION THEREOF BY THE PROPOSED ASSIGNEE OR SUBTENANT WILL VIOLATE ANY CITY,
COUNTY, STATE OR FEDERAL LAW, ORDINANCE, STATUTE, CODE OR REGULATION, INCLUDING,
WITHOUT LIMITATION, ANY

                                       12

<PAGE>

APPLICABLE BUILDING CODE OR ZONING ORDINANCE; OR (IV) THE PROPOSED USE OF THE
PREMISES BY THE PROPOSED ASSIGNEE OR SUBTENANT DOES NOT OR WOULD NOT CONFORM
WITH THE USE SET FORTH IN ITEM 1(D) OF THIS LEASE; OR (V) IN THE REASONABLE
JUDGEMENT OF LANDLORD, THE PROPOSED ASSIGNEE OR SUBTENANT, WHEN COMPARED TO
OTHER TENANTS IN THE BUILDING OR IN CLASS A OFFICE BUILDINGS IN DOWNTOWN TAMPA,
FLORIDA, SUBSTANTIALLY SIMILAR TO THE BUILDING, IS OF A CHARACTER OR REPUTATION
OR IS ENGAGED IN A BUSINESS WHICH WOULD BE HARMFUL TO THE IMAGE AND REPUTATION
OF THE BUILDING OR LANDLORD; OR (VI) THE PROPOSED ASSIGNEE OR SUBTENANT IS A
GOVERNMENTAL ENTITY (OR SUBDIVISION OR AGENCY THEREOF); OR (VII) THE PROPOSED
ASSIGNEE OR SUBTENANT IS A CURRENT PROSPECTIVE TENANT INVOLVED IN WRITTEN
NEGOTIATIONS WITH LANDLORD FOR SPACE AVAILABLE FOR LEASE ELSEWHERE WITHIN THE
BUILDING. FURTHERMORE, IT SHALL NOT BE UNREASONABLE FOR LANDLORD TO REFUSE TO
CONSENT TO A PROPOSED ASSIGNMENT OR SUBLEASE IF THE PREMISES OR ANY OTHER
PORTION OF THE BUILDING WOULD BECOME SUBJECT TO ADDITIONAL OR DIFFERENT
GOVERNMENTAL REGULATIONS AS A DIRECT OR INDIRECT CONSEQUENCE OF (A) THE PROPOSED
ASSIGNMENT OR SUBLEASE, AND/OR (B) THE PROPOSED ASSIGNEE'S OR SUBLESSEE'S USE
AND OCCUPANCY OF THE PREMISES OR THE BUILDING. THE FOREGOING, TENANT UNDERSTANDS
AND ACKNOWLEDGES, ARE MERELY EXAMPLES OF REASONS FOR WHICH LANDLORD MAY WITHHOLD
ITS CONSENT AND SHALL NOT BE DEEMED EXCLUSIVE OF ANY PERMITTED REASONS FOR WHICH
LANDLORD MAY WITHHOLD ITS CONSENT, WHETHER SIMILAR OR DISSIMILAR TO THE
FOREGOING EXAMPLES. TENANT AGREES THAT ALL ADVERTISING BY TENANT OR ON TENANT'S
BEHALF WITH RESPECT TO THE ASSIGNMENT OF THIS LEASE OR THE SUBLETTING OF ALL OR
ANY PART OF THE PREMISES MUST BE APPROVED IN WRITING BY LANDLORD PRIOR TO
PUBLICATION, SUCH APPROVAL NOT TO BE UNREASONABLY WITHHELD.

         8.       ACCESS TO PREMISES. Landlord or its authorized designate(s)
shall have the right, at any time and from time to time, to enter upon the
Premises for the purposes of inspecting the same, preventing waste, conducting
construction and/or alteration and/or maintenance activities, making such
repairs as Landlord may consider appropriate and/or necessary (but without any
obligation to do so except as expressly provided for herein), and showing the
Premises to prospective tenants, mortgagees and/or purchasers. If during the
last month of the Term, Tenant shall have removed all or substantially all of
Tenant's property therefrom, Landlord may immediately enter and alter, renovate
and redecorate the Premises without elimination or abatement of Rent or
Additional Rent or incurring liability to Tenant for any compensation or offsets
in Rent or Additional Rent and charges owed and such acts shall have no effect
upon this Lease.

         SUBJECT TO FORCE MAJEURE AND SUCH RESTRICTIONS AS LANDLORD MAY
REASONABLY IMPOSE, AND EXCEPT FOR BONA-FIDE EMERGENCY CIRCUMSTANCES, THE
PREMISES SHALL BE AVAILABLE FOR TENANT'S ACCESS THERETO TWENTY-FOUR (24) HOURS
PER DAY, SEVEN (7) DAYS PER WEEK, EVERY DAY OF THE YEAR. SUCH CONTINUOUS ACCESS
RIGHT SHALL ALSO INCLUDE ACCESS TO THE COMMON AREAS SERVING THE PREMISES AND TO
THE PARKING FACILITY SERVING THE BUILDING.

         9.       LANDLORD'S SERVICES. Landlord shall, at its expense, furnish
the Premises with (i) electricity, subject to Item 10 of this Lease; (ii) heat
and air-conditioning ("HVAC") during reasonable and usual business hours (i.e.,
8 A.M to 6 P.M, Mondays through Fridays, and 8 A.M. to noon on Saturdays;
Sundays and nationally - recognized holidays excepted in all instances)
reasonably required for the occupation of the Premises, such heat and
air-conditioning to be provided by utilizing the existing Building systems, it
being expressly understood and agreed by the parties that Landlord specifically
shall not be liable for any losses or damages of any nature whatsoever incurred
by Tenant due to any failure of the equipment to function properly, or while it
is being repaired, or due to any governmental laws, regulations or restrictions
pertaining to the furnishing or use of such heat and air-conditioning; (iii)
elevator service; (iv) lighting replacement for Building Standard lights; (v)
toilet room supplies; (vi) daily janitor service during the time and in the
manner that such janitor service is customarily furnished in first class office
buildings in the metropolitan area where the Building is located; (vii) water;
(viii) sewerage; AND, (IX) SUBJECT TO FORCE MAJEURE AND SUCH RESTRICTIONS AS
LANDLORD MAY REASONABLY IMPOSE, PUBLIC ACCESS TO THE BUILDING 7:00 A.M

                                       13

<PAGE>

TO 7:00 P.M., MONDAYS THROUGH FRIDAYS. The foregoing services are designated
"Building Standard."

         ANY HVAC OUTSIDE THE HOURS AND DAYS THE SUBJECT OF (II) ABOVE ARE
HEREBY DESIGNATED AS "AFTER-HOURS HVAC" AND SHALL BE SUBJECT (INITIALLY) TO A
CHARGE OF $30.00 PER HOUR (FULL OR PARTIAL), PLUS APPLICABLE TAX(ES), WHICH
$30.00/HOUR RATE LANDLORD REPRESENTS TO TENANT IS GENERALLY UNIFORMLY CURRENTLY
APPLICABLE TO THE TENANTS OF THE BUILDING, BUT WHICH RATE, TENANT AGREES, SHALL
BE SUBJECT TO REASONABLE (AND GENERALLY UNIFORM) ADJUSTMENT(S) DURING THE TERM
(AS MAY BE EXTENDED) OF THIS LEASE, ANY SUCH ADJUSTMENT(S) TO BE COMMENSURATE
WITH ANY INCREASES IN HVAC EXPENSES LANDLORD MAY INCUR. NOTWITHSTANDING THE
CONTENTS OF THE IMMEDIATELY PRECEDING SENTENCE, TENANT SHALL BE ENTITLED TO TWO
(2) HOURS OF "FREE" AFTER-HOURS HVAC SERVICES EACH CALENDAR MONTH AND TENANT MAY
(UNLIKE THE "FREE" VISITORS' PARKING THE SUBJECT OF ITEM 11 BELOW) "ACCUMULATE"
ANY UNUSED HOURS FOR USE IN FUTURE MONTH(S).

         Tenant agrees that Landlord is only responsible for Building Standard
maintenance and Building Standard services. If other, more complete or special
services and maintenance (over Building Standard) are required, then Tenant
solely shall be and is responsible for same and for any and all expenses and
costs of any nature whatsoever associated with same. To this end, Tenant is and
shall be solely responsible for any expenses and costs of any nature whatsoever
associated with, among other things, maintaining upgraded tenant improvements in
the Premises, replacing non-Building Standard lighting fixtures and bulbs in the
Premises, servicing, operating and maintaining any separate and non-Building
Standard HVAC systems and facilities serving the Premises, etc.

         Landlord shall not be liable for any damages directly or indirectly or
consequentially resulting from, nor shall any Rent or Additional Rent herein set
forth be reduced or abated by reason of, (1) installation, use, or interruption
of use of any equipment in connection with the furnishing of any of the
foregoing services, or (2) failure to furnish, or delay in furnishing, any such
services when such failure or delay is caused by accident or any condition
beyond the reasonable control of Landlord or by the making of necessary repairs
or improvements to the Premises or to the Building or because of any
governmental laws, regulations or restrictions. The temporary failure to furnish
any such services shall not be construed as an eviction of Tenant or relieve
Tenant from the duty of observing and performing each, every, any and all of the
provisions of this Lease.

         NOTWITHSTANDING ANYTHING HEREINABOVE IN THIS ITEM 9 TO THE CONTRARY,
BUT NEVERTHELESS EXPRESSLY SUBJECT TO, AND EXCEPT FOR, "FORCE MAJEURE" (ITEM
26), AND NEVERTHELESS EXPRESSLY SUBJECT TO, AND EXCEPT FOR, ANY FAULT OF, OR
FAIRLY ATTRIBUTABLE TO, OR DEALY CAUSED BY, OR FAIRLY ATTRIBUTABLE TO, TENANT OR
ITS AGENTS, EMPLOYEES, PRINCIPALS, OFFICERS, SUCCESSORS, INVITEES, CONTRACTORS,
CONSULTANTS OR ANY OTHER PERSON, PARTY OR ENTITY FOR WHOM OR WHICH TENANT FAIRLY
SHOULD BE RESPONSIBLE, IF THERE IS AN INTERRUPTION IN ESSENTIAL SERVICES (AS
HEREINAFTER DEFINED) TO BE PROVIDED BY LANDLORD TO TENANT UNDER THIS ITEM 9 AND
SUCH INTERRUPTION CONTINUES FOR A PERIOD IN EXCESS OF FIVE (5) CONSECUTIVE
BUSINESS DAYS FOLLOWING WRITTEN NOTICE THEREOF FROM TENANT TO LANDLORD, THEN
TENANT, AS ITS SOLE AND EXCLUSIVE REMEDY, SHALL BE ENTITLED TO AN ABATEMENT OF
RENT AND ADDITIONAL RENT FOR THE PERIOD THAT SUCH ESSENTIAL SERVICES ARE NOT
PROVIDED. "ESSENTIAL SERVICES" ARE DEFINED AS HVAC, MECHANICAL, PLUMBING,
ELECTRICAL AND ELEVATOR SERVICES AND SHALL INCLUDE REASONABLE ACCESS TO THE
PREMISES BY TENANT AND ITS BUSINESS INVITEES. FURTHERMORE, AND NOTWITHSTANDING
ANYTHING HEREINABOVE IN THIS ITEM 9 TO THE CONTRARY, BUT NEVERTHELESS EXPRESSLY
SUBJECT TO, AND EXCEPT FOR, "FORCE MAJEURE" (ITEM 26), AND NEVERTHELESS
EXPRESSLY SUBJECT TO, AND EXCEPT FOR, ANY FAULT OF, OR FAIRLY ATTRIBUTABLE TO,
OR DELAY CAUSED BY, OR FAIRLY ATTRIBUTABLE TO, TENANT OR ITS AGENTS, EMPLOYEES,
PRINCIPALS, OFFICERS, SUCCESSORS, INVITEES, CONTRACTORS, CONSULTANTS OR ANY
OTHER PERSON, PARTY OR ENTITY FOR WHOM OR WHICH TENANT FAIRLY SHOULD BE
RESPONSIBLE, IF THERE IS AN INTERRUPTION IN ESSENTIAL SERVICES TO BE PROVIDED BY
LANDLORD TO TENANT UNDER THIS ITEM 9 AND SUCH INTERRUPTION CONTINUES FOR A
PERIOD IN EXCESS OF THIRTY (30) CONSECUTIVE CALENDAR DAYS

                                       14

<PAGE>

FOLLOWING WRITTEN NOTICE THEREOF FROM TENANT TO LANDLORD, THEN TENANT, AS ITS
SOLE AND EXCLUSIVE REMEDY, MAY, AT ANY TIME THEREAFTER UNTIL SUCH ESSENTIAL
SERVICES ARE RESTORED, BUT NOT THEREAFTER, TIME BEING ABSOLUTELY OF THE ESSENCE,
UPON WRITTEN NOTICE TO LANDLORD SO STATING, CANCEL THE THEN REMAINING BALANCE OF
THE THEN APPLICABLE TERM OF THIS LEASE, WHEREUPON NEITHER PARTY SHALL HAVE ANY
FURTHER OBLIGATIONS OF ANY NATURE WHATSOEVER TO THE OTHER.

         10.      ELECTRICAL OVERLOAD; STRUCTURAL OVERLOAD.

                  A.       Tenant's use of electrical services furnished by
Landlord shall be subject to the following:

                           (1)      Tenant's electrical equipment shall be
                                    restricted to that equipment which
                                    individually does not have a rated capacity
                                    greater than .5 kilowatts per hour and/or
                                    require voltage other than 120/208 volts,
                                    single phase. Collectively, Tenant's
                                    equipment shall not have an electrical
                                    design load greater than (A) an average of 3
                                    watts per square foot (including overhead
                                    lighting) OR (B) THAT OF A SIMILARLY
                                    SITUATED (AS FAR AS TYPICAL ELECTRICAL
                                    CONSUMPTION) TENANT WITHIN THE BUILDING.

                           (2)      Tenant's overhead lighting shall not have a
                                    design load greater than an average of 2
                                    watts per square foot.

                           (3)      If Tenant's consumption of electrical
                                    services exceeds either the rated capacities
                                    and/or design loads as per subsections (1)
                                    and (2) above, then Tenant shall remove such
                                    equipment and/or lighting to achieve
                                    compliance within ten (10) days after
                                    receiving notice from Landlord. Or upon
                                    receiving Landlord's prior written approval,
                                    such equipment and/or lighting may remain in
                                    the Premises, subject to the following:

                                    (a)     Tenant shall pay for all costs of
                                            installation and maintenance of
                                            submeter, wiring, air-conditioning
                                            and other items required by
                                            Landlord, in Landlord's discretion,
                                            to accommodate Tenant's excess
                                            design loads and capacities;

                                    (b)     Tenant shall pay to Landlord, upon
                                            demand, the cost of the excess
                                            demand and consumption of electrical
                                            service at rates determined by
                                            Landlord which shall be in
                                            accordance with any applicable laws.

         B.       Tenant shall not place a load upon any floor of the Premises
exceeding the floor load per square foot area which such floor was designed to
carry and which may be allowed by law. Landlord reserves the right to prescribe
the weight and position of all heavy equipment and similar items, and to
prescribe the reinforcing necessary, if any, which in the opinion of Landlord
may be required under the circumstances, such reinforcing to be at Tenant's
pre-paid expense.

                                       15

<PAGE>

         11.      PARKING AREAS AND COMMON AREAS. Landlord shall keep and
maintain in good condition any parking areas that may be provided. Landlord
reserves the right to control the method, manner and time of parking in parking
spaces. Landlord shall not be responsible at all, any statement or implication
elsewhere in this Lease to the contrary notwithstanding, for the security of the
parking areas provided pursuant to this Lease. Any and all parking charges
payable by Tenant, whether to Landlord or to Landlord's designate(s), shall be
Additional Rent; furthermore, if Tenant fails to pay duly, fully and timely such
parking charges, Landlord [or its designate(s)] may discontinue, without notice
to Tenant (or anyone else), the availability of the parking space(s) the subject
of such parking charges, no matter by whom such parking spaces are or were being
utilized or are in the future to be utilized, anything to the contrary elsewhere
in this Lease notwithstanding. During the Term (as may be extended) of this
Lease, Landlord shall provide Tenant with FIFTEEN (15) NON - RESERVED
("FIRST-COME-FIRST-SERVED") PARKING SPACES AND FOUR (4) RESERVED PARKING SPACES.
THE RATE FOR EACH SUCH NON - RESERVED SPACE SHALL (INITIALLY) BE $110.00 PER
SPACE PER MONTH [PLUS APPLICABLE TAX(ES)] AND THE RATE FOR EACH SUCH RESERVED
SPACE SHALL (INITIALLY) BE $185.00 PER SPACE PER MONTH [PLUS APPLICABLE
TAX(ES)], SUCH RATES TO BE SUBJECT TO ADJUSTMENT(S) DURING THE TERM (AS MAY BE
EXTENDED) OF THIS LEASE, SUCH ADJUSTED RATES, HOWEVER, NOT TO BE IN EXCESS OF
WHAT LANDLORD GENERALLY UNIFORMLY CHARGES OTHER TENANTS IN THE BUILDING FOR LIKE
SPACES. ALL PARKING SPACES THE SUBJECT OF THIS ITEM 11 SHALL BE LOCATED WITHIN
THE PARKING GARAGE A PART OF THE BUILDING. LANDLORD RESERVES THE RIGHT TO
DESIGNATE (AND RE-DESIGNATE) AT ANY TIME, AND FROM TIME TO TIME, THE LOCATION(S)
OF ALL PARKING SPACES THE SUBJECT OF THIS ITEM 11. SUBJECT TO THE OTHER CONTENTS
OF THIS ITEM 11, IF TENANT EXERCISES THE OPTION TO EXPAND THE SUBJECT OF ITEM 45
OF THIS LEASE, TENANT SHALL BE ENTITLED TO SEVEN (7) ADDITIONAL NON - RESERVED
PARKING SPACES AND TWO (2) ADDITIONAL RESERVED PARKING SPACES. FURTHERMORE, BUT
SUBJECT TO SUCH GUIDELINES AND PROCEDURES AS LANDLORD MAY NOT UNREASONABLY
PRESCRIBE, TENANT SHALL BE ENTITLED TO FOURTEEN (14) HOURS PER CALENDAR MONTH OF
"FREE" PARKING FOR TENANT'S BUSINESS VISITORS, BUT TENANT MAY NOT (UNLIKE THE
"FREE" AFTER-HOURS HVAC THE SUBJECT OF ITEM 9 ABOVE) ACCUMULATE ANY UNUSED
HOURS.

                  Any statement or implication elsewhere in this Lease to the
contrary notwithstanding, Landlord shall have the unrestricted right, which
shall not be subject to Tenant's prior notice or consent, to change the size,
use, capacity, configuration, shape or nature of the Building, its common areas
and its appurtenances.

         12.      LEASEHOLD IMPROVEMENTS. SUBJECT TO ITEM 44. OF THIS LEASE, THE
Premises are rented "as is," without any additional services or improvements to
be rendered by Landlord, other than those services described in Item 9 and such
other services or improvements as may be described in Exhibit "B" attached
hereto and expressly made a part hereof. If Landlord is to additionally alter,
remodel, improve, or do any physical act or thing to the space as presently
constituted or as described in Exhibit "B", same shall be at the sole expense of
Tenant and shall be effected only by an "Extra Work Agreement" signed by the
parties. In the absence of an "Extra Work Agreement" signed by the parties,
Landlord is under no obligation to make any such alteration, remodeling or
improvement or do any physical act or thing to the space. Referencing the
contents of this Item 12, Items 13 and 14 below, Exhibit "B" hereto and any such
Extra Work Agreement(s), Landlord's consent to any such repairs, maintenance,
alterations, additions, improvements or other work and/or Landlord's approval of
the plans, specifications and drawings associated therewith shall create no
responsibility or liability on the part of Landlord or its contractor(s) or
architect(s) for their completeness, design sufficiency or compliance with
applicable laws, rules, codes, regulations, etc., but rather such
responsibility/liability shall be borne by Tenant; NEVERTHELESS, LANDLORD'S
ARCHITECT SHALL CONFIRM IN WRITING TO TENANT THAT THE WORK (AND IF APPLICABLE,
THE EXPANSION SPACE WORK) COMPLIES WITH ALL THEN (RESPECTIVELY) APPLICABLE
CODES, LAWS, REGULATIONS, RULES, ETC., PERTAINING THERETO.

         Any and all extraordinary expenses and costs of any nature whatsoever
attributable to the installation, maintenance and/or removal of telephone
equipment, computer equipment and

                                       16

<PAGE>

the like shall be borne solely by Tenant. Tenant's telephone equipment shall be
restricted to, and must be installed within, the Premises.

         13.      REPAIRS AND MAINTENANCE. Landlord will, at its own cost and
expense, except as may be provided elsewhere herein, make necessary repairs of
damage to the Building corridors, lobby, structural members of the Building, and
equipment used to provide the Building Standard services referred to in Item 9,
unless any such damage is caused by acts or omissions of Tenant, its agents,
customers, employees, principals, contractors, consultants, assigns, subtenants
or invitees, in which event Tenant will bear the cost of such repairs. Tenant
will allow no maintenance or repairs to be done in, on, to or about the Premises
other than by a contractor (such term to include all degrees and levels of
subcontractors) approved by Landlord in writing prior to any such maintenance or
repairs being undertaken. Landlord shall be entitled to require such contractor
to be bonded and insured in such amounts and with such companies as Landlord may
in its discretion prescribe. Tenant will not injure the Premises or the Building
but will maintain the Premises in a clean, attractive condition and in good
repair, except as to damage to be repaired by Landlord as provided above. Upon
termination of this Lease, Tenant will surrender and deliver the Premises to
Landlord in the same condition in which they existed at the commencement of this
Lease, excepting only ordinary wear and tear and damage arising from any cause
not required to be repaired by Tenant. This Item 13 shall not apply in the case
of damage or destruction by fire or other casualty which is covered by insurance
maintained by Landlord on the Building (as to which Item 16 hereof shall apply)
or damage resulting from an Eminent Domain taking (as to which Item 18 hereof
shall apply).

         SUBJECT TO, AND EXCEPT FOR, "FORCE MAJEURE" (ITEM 26), AND LIKEWISE
SUBJECT TO, AND EXCEPT FOR, ANY FAULT OF, OR FAIRLY ATTRIBUTABLE TO, OR DELAY
CAUSED BY, OR FAIRLY ATTRIBUTABLE TO, TENANT OR ITS AGENTS, EMPLOYEES,
PRINCIPALS, OFFICERS, SUCCESSORS, CONTRACTORS, CONSULTANTS OR ANY OTHER PERSON,
PARTY OR ENTITY FOR WHOM OR WHICH TENANT FAIRLY SHOULD BE RESPONSIBLE, IF
LANDLORD MATERIALLY, ADVERSELY, DEMONSTRABLY AND SUBSTANTIALLY FAILS TO MEET ITS
REPAIR AND MAINTENANCE OBLIGATIONS UNDER THIS ITEM 13 AND SUCH MATERIAL,
ADVERSE, DEMONSTRABLE AND SUBSTANTIAL FAILURE CONTINUES FOR A PERIOD IN EXCESS
OF FIVE (5) CONSECUTIVE BUSINESS DAYS FOLLOWING WRITTEN NOTICE THEREOF FROM
TENANT TO LANDLORD, THEN TENANT, AS ITS SOLE AND EXCLUSIVE REMEDY, SHALL BE
ENTITLED TO AN ABATEMENT OF RENT AND ADDITIONAL RENT FOR THE PERIOD THAT SUCH
MATERIAL, ADVERSE, DEMONSTRABLE AND SUBSTANTIAL FAILURE CONTINUES, TO (BUT NOT
BEYOND) THE PROPORTIONATE EXTENT THAT SUCH MATERIAL, ADVERSE, DEMONSTRABLE AND
SUBSTANTIAL FAILURE MATERIALLY, ADVERSELY, DEMONSTRABLY AND SUBSTANTIALLY
INTERFERES WITH THE USE OF THE PREMISES BY TENANT.

         14.      ALTERATIONS AND IMPROVEMENTS. Tenant absolutely shall not make
any alterations, additions or improvements to or in the Building outside the
Premises. Furthermore, Tenant shall make no alterations, additions or
improvements to or in the Premises without the prior written approval of
Landlord, unless in each instance and for each such alteration, addition or
improvement Landlord or a contractor approved by Landlord is hired to do such
alterations, additions or improvements. Such approval shall not be unreasonably
withheld in the case of alterations, additions or improvements to the interior
of the Premises if such alterations, additions, or improvements are normal for
the use described in Item 1 (d) of this Lease, do not violate any applicable
laws, codes, ordinances, etc., do not adversely affect utility of the Premises
for future tenants, do not alter the exterior of the Building, do not affect
portions of the Building outside the Premises, and are accompanied by insurance
satisfactory to Landlord and by prepayment or bond provisions or waivers by the
contractor in form satisfactory to Landlord sufficient to protect the Building
from claims of lien of any sort; otherwise, such approval may be withheld for
any reason whatsoever. Furthermore, such alterations, additions or improvements
absolutely shall not affect the mechanical, plumbing, electrical and HVAC
systems in the Premises or the Building and shall not be of a structural nature.
Tenant shall conduct its work in such a manner as to maintain harmonious labor
relations and as not to interfere with the operation of the Building and shall,
prior to the commencement of the work, submit to Landlord copies of all
necessary permits.

                                       17

<PAGE>

Landlord reserves the right to have final approval of the contractors hired by
Tenant. All such contractors hired by Tenant shall be, at levels and coverages
prescribed by Landlord, bonded and insured, and Landlord may require evidence of
same, which Tenant agrees to secure and provide Landlord prior to the
commencement of any work by such contractors. All alterations, additions or
improvements, whether temporary or permanent in character, made in or upon the
Premises, either by Landlord or Tenant, shall be Landlord's property and at the
end of the term hereof shall remain in or upon the Premises without compensation
to Tenant. If, however, Landlord shall request in writing, Tenant will, prior to
the expiration or earlier termination of this Lease, remove any and all
alterations, additions and improvements placed or installed by Tenant in the
Premises, and will repair any damage caused by such removal. All of Tenant's
furniture, movable trade fixtures and equipment not attached to the Building may
be removed by Tenant at the expiration of this Lease, if Tenant so elects, and
shall be so removed, if required by Landlord, and, if not so removed, shall, at
the option of Landlord, become the property of Landlord. To the extent Tenant
makes any alterations, additions or improvements and/or to the extent Landlord
on behalf of Tenant under an "Extra Work Agreement" makes such alterations,
additions or improvements, and as a result thereof it can be determined that
thereupon was caused an increase in real estate taxes or insurance premiums,
then Tenant shall be responsible for reimbursing Landlord for such increases as
Landlord may pay.

         Landlord expressly reserves the right (but shall not have the
obligation) to further develop, add to, improve, repair and alter the Building
and its common areas, appurtenances, roadways, parking areas, etc., as Landlord
may see fit, free from any and all liability of any nature whatsoever to Tenant
for loss of business or damages of any nature whatsoever to Tenant occasioned
during the making of such improvements, developments, additions, repairs and
alterations.

         15.      INDEMNITY. Landlord shall not be liable for, and Tenant will
indemnify and save Landlord (and Landlord's officers. principals, agents,
employees and insurers) harmless of and from, each, every, any and all fines,
suits, damages, claims, demands, losses and actions (including attorney's fees)
for any injury to person or damage to or loss of property on or about the
Premises and Building caused by the negligence or misconduct or breach of (or
non-compliance with) this Lease by Tenant, its employees, agents, principals,
contractors, consultants, assigns, subtenants, invitees or by any other person
entering the Premises or the Building under express or implied invitation of
Tenant, or arising out of Tenant's use of the Premises. Landlord absolutely
shall not be liable or responsible for any loss or damage to any property or the
death or injury to any person occasioned by theft, crime (of any nature
whatsoever), fire, act of God, public enemy, injunction, riot, strike,
insurrection, war, court order, requisition of governmental body or authority,
by other tenants of the Building or by any other matter beyond the absolute
control of Landlord, or for any injury or damage or inconvenience which may
arise through repair or alteration of any part of the Building, or failure to
make repairs, or from any cause whatsoever except Landlord's negligence or
intentional act. It is specifically understood and agreed that there shall be no
personal liability on Landlord (nor on Landlord's officers, principals, agents
and employees) with respect to any of the covenants, conditions or provisions of
this Lease; in the event of a breach or default by Landlord of any of its
obligations under this Lease, Tenant shall look solely to the equity of Landlord
in the Building for the satisfaction of Tenant's remedies.

         16.      DAMAGE BY FIRE OR THE ELEMENTS. In the event that the Building
is totally destroyed by fire, tornado or other casualty, or in the event the
Premises or Building is so damaged that rebuilding or repairs cannot be
completed within one hundred eighty (180) days after the date of such damage,
either Landlord or Tenant may, at its option, by written notice to the other
given not more than thirty (30) days after the date of such fire or other
casualty, terminate this Lease. In such event, the Rent and Additional Rent
shall be abated during the unexpired portion of this Lease effective with the
date of such fire or other casualty.

         In the event the Building or the Premises are damaged by fire, tornado,
or other casualty covered by Landlord's insurance but only to such extent that
rebuilding or repairs can

                                       18

<PAGE>

be completed within one hundred eighty (180) days after the date of such damage,
or if the damage should be more serious but neither Landlord nor Tenant elects
to terminate this Lease, then Landlord shall, within thirty (30) days after the
date of such damage or such election, commence to rebuild or repair the Building
and/or the Premises and shall proceed with reasonable diligence to restore the
Building and/or the Premises to substantially the same condition in which
it/they was/were immediately prior to the happening of the casualty, except that
Landlord shall not be required to rebuild, repair or replace any part of the
furniture, equipment, fixtures and other improvements which may have been placed
by Tenant or other tenants or occupants within the Building or Premises.
Landlord shall, unless such damage is deemed by Landlord to be the result of the
negligence or willful misconduct of Tenant or Tenant's employees, agents,
principals, contractors, consultants, assigns, subtenants or invitees, allow
Tenant a fair diminution of Rent and Additional Rent during the time of such
rebuilding or repairs. In the event any mortgagee, or the holder of any deed of
trust, security agreement or mortgage on the Building, requires that the
insurance proceeds be used to retire the mortgage debt, Landlord shall have no
obligation to rebuild and this Lease shall terminate upon notice to Tenant. Any
insurance which may be carried by Landlord or by Tenant against loss or damage
to the Premises or its contents shall be for the sole benefit of the party
carrying such insurance and under its sole control.

         17.      BUILDING RULES AND REGULATIONS. Tenant shall faithfully
observe and comply with the Rules and Regulations printed on or annexed to (and
expressly made a part of) this Lease and all reasonable modifications of and
additions thereto from time to time put into effect by Landlord. Landlord shall
not be responsible to Tenant for the nonperformance of any of said Rules and
Regulations by any other tenant, occupant, invitee or visitor of the Building.
Tenant shall and does hereby have an affirmative obligation (to include
indemnification of Landlord, per Item 15 hereof) to notify its agents,
employees, principals, assigns, subtenants and invitees of the contents of such
Rules and Regulations and of this Lease and to assure their compliance
therewith.

         18.      EMINENT DOMAIN. If the whole or a portion of the Building is
taken for any public or quasi-public use under any statute or by right of
Eminent Domain or private purchase in lieu thereof, then at Landlord's option,
but not otherwise, this Lease, the Term hereby demised and each, every, any and
all rights of Tenant hereunder shall immediately cease and terminate and the
Rent and Additional Rent shall be adjusted as of the date of such termination.
Tenant shall be entitled to no part of the award made for such condemnation (or
other taking) or the purchase price thereof. Nevertheless, anything to the
contrary notwithstanding, likewise at Landlord's option, but not otherwise, if
the Premises are unaffected by such condemnation (or other taking), then this
Lease and each and every one of its provisions shall continue in full force and
effect.

         NOTHING IN THIS ITEM 18 SHALL PREVENT TENANT FROM FILING WITH THE
CONDEMNING AUTHORITY A SEPARATE CLAIM FOR (I) TENANT'S RELOCATION EXPENSES AND,
(II) TENANT'S LOSS OF BUSINESS.

         19.      SIGNS AND ADVERTISING. Without the prior written approval of
Landlord, which may be withheld at Landlord's discretion, Tenant shall not
permit the painting or display of any signs, placard, lettering, or advertising
material of any kind on or near the exterior of the Premises or the Building.
Notwithstanding the foregoing, Tenant may, with Landlord's prior approval,
display Tenant's name on or near the entrance to the Premises, in a
Building-standard manner prescribed by Landlord.

         THE SIGNAGE THE SUBJECT OF THE FINAL SENTENCE OF THE IMMEDIATELY
PRECEDING PARAGRAPH SHALL BE A 12" X 12" BRONZE AND GLASS PLAQUE LISTING
TENANT'S NAME AND SUITE NUMBER IN THE BUILDING. IN ADDITION, TENANT SHALL BE
ENTITLED TO THIRTEEN (13) LINES ON THE DIRECTORY IN THE BUILDING'S LOBBY, SAID
LINES TO BE UTILIZED TO LIST TENANT'S NAME, SUITE NUMBERS AND KEY OFFICERS.

                                       19

<PAGE>

         20.      TENANT'S DEFAULT. Landlord, at its election, may exercise any
one or more of the options referred to below upon the happening, or at any time
after the happening, of any one or more of the following events, to wit:

                  (a)      Tenant's failure to cause Landlord to receive the
                           Rent, Additional Rent, or any other monies (no matter
                           how characterized) payable under this Lease within
                           TEN (10) days after written notice to Tenant by
                           Landlord;

                  (b)      Tenant's failure to observe, keep or perform any of
                           the other terms, covenants, agreements or conditions
                           of this Lease or in the Building Rules and
                           Regulations for a period of FIFTEEN (15) days after
                           written notice by Landlord; PROVIDED, HOWEVER, THAT
                           IF ANY SUCH FAILURE IS NOT REASONABLY SUSCEPTIBLE TO
                           CURE WITHIN SUCH FIFTEEN (15) DAY PERIOD, NO DEFAULT
                           SHALL BE DEEMED TO OCCUR UNDER THIS SUBSECTION (B) IF
                           TENANT REASONABLY IMMEDIATELY COMMENCES THE
                           APPROPRIATE CURE AND THEN DILIGENTLY AND
                           EXPEDITIOUSLY THEREAFTER PURSUES SUCH CURE TO
                           COMPLETION;

                  (c)      The bankruptcy of Tenant;

                  (d)      Tenant's making an assignment for the benefit of
                           creditors;

                  (e)      A receiver or trustee being appointed for Tenant or a
                           substantial portion of Tenant's assets;

                  (f)      Tenant's voluntarily petitioning for relief under, or
                           otherwise seeking the benefit of, any bankruptcy,
                           reorganization, arrangement or insolvency law;

                  (g)      Tenant's (or Tenant's trustee's) rejection of this
                           Lease after the filing of a petition in bankruptcy or
                           insolvency or for reorganization or arrangement under
                           any federal or state bankruptcy laws or insolvency
                           acts.

                  (h)      Tenant's attempting to mortgage, pledge or otherwise
                           encumber in any way its interest hereunder;

                  (i)      Tenant's interest under this Lease being sold under
                           execution or other legal process;

                  (j)      Tenant's interest under this Lease being affected,
                           modified or altered by any unauthorized assignment or
                           subletting or by operation of law;

                  (k)      Any of the goods or chattels of Tenant used in, or
                           incident to, the operation of Tenant's business at,
                           from or in the Premises being seized, sequestered, or
                           impounded by virtue of, or under authority of, any
                           legal proceeding;

                  (l)      Tenant's failure to pay fully, duly and timely the
                           Rent, Additional Rent, or any other sums payable
                           hereunder when due for two (2) consecutive months or
                           for a total of four (4) months in any calendar year,
                           no notice whatsoever to be due Tenant from Landlord;

                  (M)      THE USE OF THE PREMISES FOR OTHER THAN GENERAL OFFICE
                           PURPOSES;

                                       20

<PAGE>

                  (n)      If Tenant is other than individual person(s), the
                           dissolution (voluntary or otherwise) at any time of
                           the business entity that is Tenant.

                  (o)      Tenant's failure or refusal to comply duly, fully and
                           timely with any of Tenant's duties, obligations or
                           responsibilities under Exhibit "B" to this Lease.

         In the event of any of the foregoing happenings, Landlord, at its
election, may exercise any one or more of the following options, the exercise of
any of which shall not be deemed to preclude the exercise of any others herein
listed or otherwise provided or permitted by statute or general law at the same
time or in subsequent times or actions:

         (1)      Terminate Tenant's right to possession under this Lease and
                  re-enter and retake possession of the Premises and relet or
                  attempt to relet the Premises on behalf of Tenant at such rent
                  and under such terms and conditions as Landlord may deem best
                  under the circumstances for the purpose of reducing Tenant's
                  liability. Landlord shall not be deemed to have thereby
                  accepted a surrender of the Premises, and Tenant shall remain
                  fully liable for any and all Rent, Additional Rent, or other
                  sums (no matter how characterized) due under this Lease and
                  for all damages suffered by Landlord because of Tenant's
                  breach of any of the covenants of this Lease.

         (2)      Declare this Lease to be terminated and ended, and re-enter
                  upon and take possession of the Premises whereupon all right,
                  title and interest of Tenant in the Premises shall end.

         No re-entry or retaking possession of the Premises by Landlord shall be
construed as an election on its part to terminate this Lease, unless a specific
written notice of such intention is given to Tenant, nor shall pursuit of any
remedy herein provided constitute a forfeiture or waiver of any Rent, Additional
Rent or other monies due to Landlord hereunder or of any damages accruing to
Landlord by reason of the violations of any of the terms, provisions and
covenants herein contained. Landlord's acceptance of Rent or Additional Rent or
other monies following any event of default hereunder shall not be construed as
Landlord's waiver of such event of default. No forbearance by Landlord of action
upon any violation or breach of any of the terms, provisions, and covenants
herein contained shall be deemed or construed to constitute a waiver of the
terms, provisions, and covenants herein contained. Forbearance by Landlord to
enforce one or more of the remedies herein provided upon an event of default
shall not be deemed or construed to constitute a waiver of any other violation
or default. Legal actions to recover for loss or damage that Landlord may suffer
by reason of termination of this Lease or the deficiency from any reletting as
provided for above shall include the expense of repossession or reletting and
any repairs or remodeling undertaken by Landlord following repossession.

         If Tenant does not perform any covenant, agreement, term, provision or
condition within this Lease (as may be hereafter amended or modified in writing)
contained on Tenant's part to be performed, Landlord, in addition to any other
rights and remedies it has under this

                                       21

<PAGE>

Lease (as may be hereafter amended or modified in writing) or otherwise and
without thereby waiving any such non-performance (or resulting default), may
(but shall not be obligated to do so) perform the same on behalf of, for the
account of and at the expense of Tenant without notice in a case of emergency
(as not unreasonably determined by Landlord) and in any other case if such
non-performance continues after FIFTEEN (15) days from the date that Landlord
gives written notice to Tenant of Landlord's intention to do so. Invoices for
all amounts paid by Landlord and all losses, costs and expenses incurred or paid
by Landlord in connection with any such performance by Landlord pursuant to this
particular paragraph, including, without limitation, all amounts paid and costs
and expenses incurred by Landlord for any goods, property, material, labor or
services provided, supplied, furnished or rendered, or caused to be provided,
supplied, furnished or rendered, by Landlord to Tenant (together with interest
at the then current Florida statutory rate from the date Landlord pays the
amount(s) or incurs the loss, cost or expense until the date of full repayment
by Tenant) may be sent by Landlord to Tenant monthly or immediately, at
Landlord's option, and shall be due and payable by Tenant to Landlord as
Additional Rent [plus any applicable tax(es)] within five (5) business days
after the same are sent to Tenant by Landlord. In the proof of any losses that
Landlord may claim against Tenant arising out of Tenant's failure to maintain
insurance, Landlord shall not be limited to the amount of the unpaid insurance
premiums(s), but rather Landlord shall also be entitled to recover the amount of
any uninsured loss(es) (to the extent of any deficiency in the insurance
required of Tenant by the provisions of this Lease, as may be hereafter amended
or modified in writing), damages, costs, and expenses of lawsuit (including
attorney's fees) arising out of any damage, loss, casualty, injury or
destruction occurring during any period(s) for which Tenant has failed to
adequately provide such required and to make or perform any repairs,
alterations, replacements or other work in, to, on or about the Premises which,
in the first instance, is Tenant's obligation pursuant to this Lease (as may be
hereafter amended or modified in writing) shall not be deemed to: (i) impose any
obligation on Landlord to do so, (ii) render Landlord liable to Tenant or any
third party(ies) for the failure or refusal to do so, and (iii) relieve Tenant
of or from any obligation(s) to indemnify and hold harmless Landlord as
otherwise provided elsewhere in this Lease (as may be hereafter amended or
modified in writing).

         The parties hereto shall, and they hereby do, waive trial by jury (to
include an advisory jury) in any action, proceeding, or counterclaim brought by
either of the parties hereto against the other, and with respect to any issue or
defense raised therein, on account of any matters whatsoever arising out of, or
in any way connected with, this Lease, the relationship of landlord and tenant,
Tenant's use or occupancy of the Premises and/or Building, and/or claim of loss,
injury or damage. The rejection of this Lease (as may be hereafter amended or
otherwise modified) by Tenant (to include its assigns, successors, etc.) under
the state and/or federal bankruptcy laws (as may be hereafter amended or
otherwise modified) shall constitute a material default and substantial breach
of this Lease (as may be hereafter amended or otherwise modified) by Tenant (to
include its assigns, successors, etc.). Upon the occurrence of any such material
default and substantial breach, Landlord (to include its assigns, successors,
etc.) may (and is hereby contractually permitted to do so) immediately terminate
this Lease via written notice to Tenant (to include its assigns, successors,
etc.) so stating.

                                       22

<PAGE>

         The parties hereto agree that any and all suits for any and every
breach of this Lease shall be instituted and maintained only in those courts of
competent jurisdiction in the county or municipality in which the Building is
located. In the event of litigation by and between the parties [or their
respective successor(s)] to enforce the terms and provisions of this Lease, the
prevailing party shall be entitled to recover from the non-prevailing party the
prevailing party's reasonable attorney's fees and court costs, all through final
appeal. However, the contents of the immediately preceding sentence shall
expressly not be applicable to any lawsuits seeking declaratory relief or a
declaratory judgment. Furthermore, and notwithstanding the contents of the
sentence before last, if Landlord does not in such litigation seek an award of
attorney's fees against Tenant, then neither party (whether plaintiff or
defendant or otherwise) shall be entitled in such litigation to an award of
attorney's fees, regardless of which party prevails in such litigation.

         Time is of the essence of this Lease.

         21.      INTENTIONALLY OMITTED.

                                       23

<PAGE>

         22.      SUBORDINATION AND ATTORNMENT. In consideration of the
execution of this Lease by Landlord, Tenant accepts this Lease subject to any
deeds of conveyance and any deeds of trust, master leases, security interests or
mortgages and all renewals, modifications, extensions, spreads, consolidations
and replacements of the foregoing which might now or hereafter constitute a lien
upon the Building (or the land upon which it is situated) or improvements
therein or thereon or upon the Premises and to zoning ordinances and other
building and fire ordinances and governmental regulations relating to the use of
the property. Although no instrument or act on the part of Tenant shall be
necessary to effectuate such subordination, Tenant shall, nevertheless, for the
purpose of confirmation, at any time hereafter, on demand in the forms(s) NOT
UNREASONABLY prescribed by Landlord, execute any instruments, estoppel
certificates, releases or other documents that may be requested or required by
any purchaser or any holder of any superior interest for the purposes of
subjecting and subordinating this Lease to such deed of conveyance or to the
lien of any such deed of trust, master lease, security interest, mortgage, or
superior interest. Tenant hereby appoints Landlord attorney-in-fact,
irrevocably, to execute and deliver any such instrument or document for Tenant
should Tenant fail or refuse to do so WITHIN TEN (10) DAYS AFTER LANDLORD'S
WRITTEN REQUEST TO TENANT THAT TENANT SO EXECUTE AND DELIVER SUCH DOCUMENT OR
INSTRUMENT. AS REGARD THE CONTENTS OF THE IMMEDIATELY PRECEDING SENTENCE, IT
SHALL NOT BE DEEMED A FAILURE OR REFUSAL BY TENANT UNDER SAID IMMEDIATELY
PRECEDING SENTENCE TO SIGN AN INSTRUMENT OR DOCUMENT IF TENANT MODIFIES (BASED
UPON THEN EXISTING FACTS AND IN A COMMERCIALLY REASONABLE MANNER, TENANT TO HAVE
A STRICT OBLIGATION OF GOOD FAITH IN THIS REGARD) THE FORM OF SAID INSTRUMENT OR
DOCUMENT AND THEN DULY, FULLY AND TIMELY SUBMITS SAME.

         In the event of the enforcement by any of the holders (individually and
collectively, hereinafter "the Holders") of any deed of trust, master lease,
security interest, mortgage or superior interest (the documents entitling the
Holders to same being hereinafter individually and collectively referred to as
"the Superior Instruments") of any of the Holders' rights and remedies provided
for, or allowed, in, or as a result of, the Superior Instruments, or at law or
in equity, Tenant shall, upon the written request of any person, party or entity
succeeding to the right, title or interest of Landlord as a result of such
enforcement, automatically become the lessee of such successor in interest,
without charge to the Holders or such successor in interest and without change
in the terms, provisions, conditions or contents of this Lease (or any hereafter
executed documents between Landlord and Tenant affecting this Lease); provided,
however, that such successor in interest shall not be bound by (i) any payment
of Rent or Additional Rent for more than one (1) month in advance, except
prepayments in the nature of security for the performance by Tenant of its
obligations under this Lease or (ii) any amendment or modification of this Lease
made without the prior written consent of the Holders or such successor in
interest, such consent to be granted or denied as the Holders and/or such
successor elects at its/their sole and unrestricted discretion. Without in any
way whatsoever affecting the effect of the immediately preceding sentence, upon
the written request to Tenant/lessee by such successor in interest and in the
form(s) prescribed by such successor in interest, Tenant/lessee shall execute
and deliver to such successor in interest [or its designate(s)] an instrument or
instruments confirming such attornment, Tenant/lessee's failure or refusal to do
so to be, at the election (but not otherwise) of the Holders and/or such
successor in interest, an automatic default of this Lease.

         23. QUIET ENJOYMENT. Provided Tenant has fully, duly and timely
performed all of the terms, covenants, agreements and conditions of this Lease
on its part to be performed, including the payment of Rent, Additional Rent and
all other sums due hereunder, Tenant shall peaceably and quietly hold and enjoy
the Premises, except as described in Item 22 above, against Landlord and all
persons claiming by, through or under Landlord, for the Term (as may be
extended) herein described, subject to the other provisions and conditions of
this Lease, which other provisions and conditions shall in all instances take
precedence over the contents of this Item 23.

                                       24

<PAGE>

         24.      DEPOSIT. AS SECURITY FOR THE PERFORMANCE OF ITS OBLIGATIONS
UNDER THIS LEASE, TENANT SHALL, CONCURRENTLY WITH TENANT'S EXECUTION OF THIS
LEASE, PROVIDE LANDLORD WITH A DEPOSIT OF ONE HUNDRED THOUSAND DOLLARS
($100,000.00). LANDLORD SHALL HOLD SAID DEPOSIT UNTIL THE DAY AFTER TENANT
CLOSES (IN ALL ASPECTS) ITS INITIAL PUBLIC OFFERING ("IPO") OF STOCK; FOLLOWING
SAID CLOSING, LANDLORD SHALL RETURN TO TENANT SAID DEPOSIT, BUT LANDLORD SHALL
NOT BE OBLIGATED TO PAY TENANT ANY INTEREST THEREON.

         25.      MECHANIC'S LIENS. Tenant is prohibited from making, and agrees
not to make, alterations in the Premises, except as permitted by Item 14, and
Tenant shall not permit any mechanic's lien or liens to be placed upon the
Premises or the Building or improvements thereon during the Term (as may be
extended) hereof caused by or resulting from any work performed, materials
furnished or obligation incurred by or at the request of Tenant, and in the case
of the filing of any such lien, Tenant will promptly pay or statutorily bond
same. If default in payment or statutory bonding thereof shall continue for ten
(10) days after written notice thereof from Landlord to Tenant, Landlord shall
have the right and privilege, at Landlord's option, of paying the same or any
portion thereof without inquiry as to the validity thereof, and any amounts so
paid, including expenses, interest, and attorney's fees, shall be so much
additional indebtedness hereunder due from Tenant to Landlord and shall be
repaid to Landlord immediately on rendition of a bill therefor, together with
interest per annum at the maximum rate permitted by law until repaid, and if not
so paid within ten (10) days of the rendition of such bill shall constitute
default under Item 20 hereof.

         The interest of Landlord shall not be subject to liens for improvements
made by Tenant in or to the Premises or the Building. Tenant shall notify every
contractor making such improvements of the provision set forth in the
immediately preceding sentence of this paragraph. The parties agree, should
Landlord so request, to execute, acknowledge and deliver without charge to the
other a Memorandum of Lease in recordable form containing a confirmation that
the interest of Landlord (as well as those parties holding interests superior
to, or inferior to, Landlord) shall not be subject to liens for improvements
made by Tenant to the Premises or the Building.

         26.      FORCE MAJEURE. Whenever a period of time is herein prescribed
for action to be taken by EITHER PARTY, THAT PARTY, shall not be liable or
responsible for, and there shall be excluded from the computation for any such
period of time, any delays due to strikes, riots, acts of God, shortages of
labor or materials, theft, crime, fire, public enemy, injunction, insurrection,
court order, requisition of governmental body or authority, war, governmental
laws, regulations or restrictions or any other causes of any kind whatsoever
which are beyond the absolute control of THAT PARTY.

         NOTWITHSTANDING THE FOREGOING, EXCEPT AS STRICTLY AND EXPRESSLY
DESCRIBED ELSEWHERE IN THIS LEASE, TENANT SHALL ALWAYS AND UNDER ALL
CIRCUMSTANCES DULY, FULLY AND TIMELY PAY LANDLORD THE RENT AND ADDITIONAL RENT
CALLED FOR BY THIS LEASE TO BE PAID BY TENANT TO LANDLORD.

         27.      SEVERABILITY. If any clause or provision of this Lease is
illegal, invalid or unenforceable under present or future laws effective during
the Term (as may be extended) of this Lease, then and in that event, it is the
intention of the parties hereto that the remainder of this Lease shall not be
affected thereby.

         28. HOLDING OVER. The failure of Tenant to surrender the Premises on
the date provided herein for the expiration of the Term (as may have been
theretofore extended) of this Lease, and the subsequent holding over by Tenant,
with or without the consent of Landlord, shall result in the creation of a
tenancy at will FOR A PERIOD NOT IN EXCESS OF SIX (6) MONTHS AND AT ONE AND
ONE-HALF (1-1/2) TIMES the Rent payable at the time of the date
provided herein for the expiration of this Lease. This provision

                                       25

<PAGE>

does not give Tenant any right to hold over FOR MORE THAN SIX (6) MONTHS PAST at
the expiration of the Term (as may have been theretofore extended) of this
Lease, and shall not be deemed, the parties agree, to be a renewal OR EXTENSION
of the Lease Term (as may have been theretofore extended), either by operation
of law or otherwise.

         29.      INTENTIONALLY OMITTED.

         30.      RENT A SEPARATE COVENANT. Tenant shall not for any reason
withhold or reduce Tenant's required payments of Rent, Additional Rent and other
charges provided in this Lease, it being expressly understood and agreed
contractually by the parties that the payment of Rent and Additional Rent is a
contractual covenant by Tenant that is independent of the other covenants of the
parties under this Lease.

         31.      INTENTIONALLY OMITTED.

         32.      ABSENCE OF OPTION. The submission of this Lease for
examination does not constitute a reservation of or option for the Premises, and
this Lease becomes effective only upon execution and delivery thereof by
Landlord.

         33.      CORPORATE TENANCY. If Tenant is a corporation, the undersigned
officer of Tenant hereby warrants and certifies to Landlord that Tenant is a
corporation in good standing and is authorized to do business in the State of
Florida. The undersigned officer of Tenant hereby further warrants and certifies
to Landlord that he or she, as such officer, is authorized and empowered to bind
the corporation to the terms of this Lease by his or her signature thereto.
Landlord, before it accepts and delivers this Lease, may require Tenant to
supply it with a certified copy of the corporate resolution authorizing the
execution of this Lease by Tenant.

                                       26

<PAGE>

         34.      BROKERAGE COMMISSION. Tenant warrants that there are no claims
for broker's commissions or finder's fees in connection with its execution of
this Lease OTHER THAN TRAMMELL CROW REALTY SERVICES, INC. WHICH SHALL BE
ENTITLED TO A COMMISSION TO BE PAID BY LANDLORD IN ACCORDANCE WITH A SEPARATE
AGREEMENT, and agrees to indemnify and save Landlord completely harmless from
any liability or lien that may arise from such claim, including reasonable
attorney's fees.

         35.      LANDLORD'S DEFAULT. Landlord shall in no event be charged with
default in the performance of any of its obligations under this Lease unless and
until Landlord shall have failed to perform such obligations within ten (10)
days (or within such additional time as is reasonably required to remedy any
such default) after written notice to Landlord by Tenant properly specifying and
detailing the particulars of wherein and whereby Tenant claims Landlord has
failed to perform any such obligations. If the holder of record of the first
mortgage covering the Premises shall have given prior written notice to Tenant
that it is the holder of such first mortgage and such notice includes the
address at which notices to such mortgagee are to be sent, then Tenant shall
give such mortgagee notice simultaneously with any notice given to Landlord to
correct any default of Landlord as hereinabove provided. Such mortgagee shall
have the right within thirty (30) days (or within such additional time as is
reasonably required to correct any such default) after receipt of such notice to
correct or remedy such default before Tenant may take any action under this
Lease by reason of such default. Any notice of default given Landlord by Tenant
shall be null and void unless simultaneous notice has been given by Tenant to
said first mortgagee. It is specifically understood and agreed, anything in this
Lease to the contrary notwithstanding, that there shall be no personal liability
on Landlord (nor on Landlord's officers, principals, agents and employees) with
respect to any of the covenants, conditions or provisions of this Lease; in the
event of a breach or default by Landlord of any of its obligations under this
Lease, Tenant shall look solely to the equity of Landlord in the Building for
the satisfaction of Tenant's remedies, and in absolutely no event shall Landlord
be liable for prospective profits or special, indirect, or consequential
damages. Likewise, anything in this Lease to the contrary notwithstanding, in no
event shall Tenant have the right to terminate this Lease as a result of any
default by Landlord, but rather Tenant's remedies against Landlord shall be
solely limited to a claim for damages and/or a claim for injunction.

         36.      NOTICES. Any notice or document required or permitted to be
delivered hereunder shall be deemed to be delivered or given when (a) actually
received or (b) signed for or "refused" as indicated on the postal service
return receipt. Delivery shall and must be by personal delivery or by United
States mail, postage prepaid, certified or registered mail, addressed to the
parties hereto at the respective addresses set out opposite their names below,
or at such other address as they may hereafter specify by written notice
delivered in accordance herewith:

         LANDLORD:      PLAZA IV ASSOCIATES, LTD., A Florida
                        Limited Partnership
                        Suite 3160
                        100 North Tampa Street
                        Tampa, FL  33602

         TENANT:        LIQUIDMETAL TECHNOLOGIES, INC.
                        Suite 3150
                        100 North Tampa Street
                        Tampa, FL 33602
                        ATTN: BRIAN MCDOUGALL, CHIEF FINANCIAL OFFICER

                        WITH A COPY TO:

                                       27

<PAGE>

                        FOLEY & LARDNER
                        SUITE 2700
                        100 NORTH TAMPA STREET
                        TAMPA, FL 33602-3804
                        ATTN: CURT CREELY

                  Within ten (10) days after receipt, Tenant shall notify
Landlord in writing and provide Landlord with complete and legible copies of (if
applicable):

                  (a) any notices alleging violation of any applicable laws,
codes, rules, regulations, etc., and/or

                  (b) any notices of actions, inquiries, inspections or claims
made or threatened regarding any alleged violation of any applicable laws,
codes, rules, regulations, etc. as same relate to all or any portion of the
Premises and/or the Building and/or Tenant's use, occupancy or possession
thereof.

         37.      INSURANCE. Tenant shall not conduct or permit to be conducted
any activity, or place any equipment, materials or other items in, on or about
the Premises or the Building, which will in any way increase the rate of fire or
liability or casualty insurance on the Building. Should Tenant fail to comply
with the foregoing covenant on its part to be performed, Tenant shall reimburse
Landlord for such increased amount upon written demand therefor from Landlord,
the same to be considered Additional Rent payable hereunder.

         Tenant shall, at Tenant's sole expense, obtain and keep in force at all
times during the Term (as may be extended) of this Lease Commercial General
Liability insurance, to include fire and extended coverage including property
damage, on an occurrence basis, with limits of not less than One Million Dollars
($1,000,000.00) combined single limit, insuring Landlord and Tenant against any
liability arising out of the ownership, use, occupancy or maintenance of the
Premises and all areas appurtenant thereto. Said Commercial General Liability
insurance will be on Insurance Services Office, Inc. (ISO), form CG 0001 0196
or, if Landlord elects, an equivalent occurrence basis Commercial General
Liability insurance policy form that is acceptable to Landlord (at Landlord's
sole and unrestricted discretion). The limit of said insurance shall not,
however, limit the liability of Tenant hereunder. Tenant may carry said
insurance under a blanket policy, provided an endorsement naming Landlord as an
additional insured is attached thereto.

         Tenant shall, at Tenant's sole expense, obtain, maintain and keep in
force at all times during the Term (as may be extended) of this Lease insurance
with a contractual liability endorsement and upon all property in the Premises
owned by Tenant or for which Tenant is legally liable, such insurance to be in
an amount not less than such property's actual cash value or actual replacement
value, whichever is greater. Tenant shall maintain insurance against such other
perils and in such amounts as Landlord may in writing from time to time not
unreasonably require. The insurance required to be obtained and maintained under
this Lease shall be with a company or companies licensed to issue the relevant
insurance and licensed to do business in the State of Florida. Such insurance
company or companies shall each have a policyholder's rating of no less than "A"
in the most recent edition of Best's Insurance Reports. No policy shall be
cancelable or subject to reduction of coverage except after thirty (30) days'
prior written notice to Landlord. All policies of insurance maintained by Tenant
shall be in a form, and shall have a substance, acceptable to Landlord with
satisfactory evidence that all premiums have been paid. Tenant agrees not to
violate or permit to be violated any of the conditions or provisions of the
insurance policies required to be furnished hereunder, and agrees to promptly
notify Landlord of any fire, loss or other casualty. If Tenant fails to procure
and maintain insurance as required hereunder, Landlord may do so, and Tenant
shall, on written demand, as Additional Rent, reimburse Landlord for all monies
expended by Landlord to procure and maintain such insurance.

                                       28

<PAGE>

         Tenant hereby waives and releases any and all rights of recovery
against Landlord (and Landlord's officers, principals, agents, employees,
representatives, successors and assigns) for loss or damage to Tenant (and/or
any person, party or entity claiming by, through or under Tenant) or its (and/or
their) property arising from any cause insured against or required to be insured
against by Tenant under this Lease. Tenant shall obtain and furnish evidence to
Landlord of the waiver by Tenant's insurer(s) of its (their) rights of
subrogation against Landlord.

         Upon Landlord's written request for same, Tenant will provide Landlord
with written evidence of Tenant's compliance with its obligations under this
Item 37.

         38.      RECORDING. This Lease shall not be recorded without Landlord's
prior written discretionary consent.

         39.      STATUTORILY MANDATED NOTIFICATION. As required by F.S.
404.056(8), Landlord hereby notifies Tenant as follows: "RADON GAS": Radon is a
naturally occurring radioactive gas that, when it has accumulated in a building
in sufficient quantities, may present health risks to persons who are exposed to
it over time. Levels of radon gas that exceed federal and state guidelines have
been found in buildings in Florida. Additional information regarding radon and
radon testing may be obtained from your county public health unit."

         40.      NON-DISCLOSURE. Tenant agrees that it will not divulge or
disclose to third parties (OTHER THAN ITS OWN ATTORNEYS, ACCOUNTANTS, AUDITORS
AND LIKE PROFESSIONALS IN EACH INSTANCE HAVING A BONA-FIDE "NEED TO KNOW") the
terms, provisions and conditions of this Lease. Tenant's breach of this Item 40
shall constitute a Default under Item 20 of this Lease, no curative notice to
Tenant from Landlord being required.

         41.      HAZARDOUS MATERIALS. LANDLORD REPRESENTS AND WARRANTS THAT IT
HAS NO KNOWLEDGE OF, AND HAS NO REASON TO KNOW OF, THE PRESENCE OF ANY HAZARDOUS
MATERIALS IN, ON OR ABOUT THE BUILDING. Tenant shall not cause or permit any
Hazardous Material (as hereinafter defined) to be brought upon, kept or used in
or about the Premises or the Building by Tenant, its agents, principals,
employees, assigns, sublessees, contractors, consultants or invitees without the
prior written consent of Landlord, which consent may be withheld for any reason
whatsoever or for no reason at all. If Tenant breaches the obligations stated in
the immediately preceding sentence, or if the presence of Hazardous Material on
the Premises or around the Building caused or permitted by Tenant (or the
aforesaid others) results in contamination of the Premises or the Building or
the surrounding area(s), or if contamination of the Premises or the Building or
the surrounding area(s) by Hazardous Material otherwise occurs for which Tenant
is legally, actually or factually liable or responsible to Landlord (or any
party claiming by, through or under Landlord) for damages, losses, costs or
expenses resulting therefrom, then Tenant shall fully and completely indemnify,
defend and hold harmless Landlord (or any party claiming by, through or under
Landlord) from any and all claims, judgments, damages, penalties, fines, costs,
liabilities or losses [including, without limitation: (i) diminution in the
value of the Premises and/or the Building and/or the land on which the Building
is located and/or any adjoining area(s) which Landlord owns or in which it holds
a property interest; (ii) damages for the loss or restriction on use of rentable
or usable space of any amenity of the Premises, the Building or the land on
which the Building is located; (iii) damages arising from any adverse impact on
marketing of space; and (iv) any sums paid in settlement of claims, attorneys'
fees, consultants' fees and expert fees] which arise during or after the Term of
this Lease, as may be extended, as a consequence of such contamination. This
indemnification of Landlord by Tenant includes, without limitation, costs
incurred in connection with any investigation of site conditions or any
clean-up, remedial, removal or restoration work required by any federal, state
or local governmental agency or political subdivision because of Hazardous
Material present in the soil or ground water on or under the Premises or the
Building. Without limiting the foregoing, if

                                       29

<PAGE>

the presence of any Hazardous Material on, under or about the Premises, the
Building or the surrounding area(s) caused or permitted by Tenant (or the
aforesaid others) results in any contamination of the Premises, the Building or
the surrounding area(s), Tenant shall immediately take all actions at its sole
expense as are necessary or appropriate to return the Premises, the Building and
the surrounding area(s) to the condition existing prior to the introduction of
any such Hazardous Material thereto; provided that Landlord's prior written
discretionary approval of such actions by Tenant shall be first obtained. The
foregoing obligations and responsibilities of Tenant shall survive the
expiration or earlier termination of this Lease.

         As used herein, the term "Hazardous Material" means any hazardous or
toxic substance, material or waste, including, but not limited to, those
substances, materials, and wastes listed in the United States Department of
Transportation Hazardous Materials Table (49 CFR 172.101) or by the
Environmental Protection Agency as hazardous substances (40 CFR Part 302) and
amendments thereto, or such substances, materials and wastes that are or become
regulated under any applicable local, state or federal law. "Hazardous Material"
includes any and all material or substances which are defined as "hazardous
waste", "extremely hazardous waste" or a "hazardous substance" pursuant to
state, federal or local governmental law. "Hazardous Substance" includes but is
not restricted to asbestos, polychlorobiphenyls ("PCB's") and petroleum.

         Landlord and its agents shall have the right, but not the duty, to
inspect the Premises at any time and from time to time to determine whether
Tenant is complying with the terms of this Item 41. If Tenant is not in
compliance with this Item 41, Landlord shall have the right to immediately enter
upon the Premises to remedy any contamination caused by Tenant's failure so to
comply, notwithstanding any other provision of this Lease. Landlord shall use
its best efforts to minimize interference with Tenant's business, but shall not
be liable for any interference caused thereby.

         Any non-compliance by Tenant with its duties, responsibilities and
obligations under this Item 41 shall be an "automatic" (no notice of any nature
from Landlord to Tenant being required) default of this Lease (see Item 20).

         42.      UTILITY DEREGULATION. The parties each and both acknowledge
that Tampa Electric Company ("Utility") is presently the utility company
selected by Landlord to provide electricity service to the Premises, the
Building and the Building's common areas and appurtenances. Notwithstanding the
contents of the immediately preceding sentence, Landlord, unless prohibited by
law, shall, the parties each and both hereby agree, have the exclusive right at
any time, and from time to time, during the Lease Term (as may be extended) to
either contract for service from a different company or companies providing
electricity service [each such different company shall hereinafter be referred
to as an "Electric Service Provider" ("ESP")] or continue to contract for
service from the Utility, for the Premises, the Building and the Building's
common areas and appurtenances. Tenant shall at all times cooperate fully, duly
and timely with Landlord, the Utility and ESP and, as reasonably necessary or
requested, shall allow Landlord, the Utility and ESP reasonable access to the
Premises' and/or Building's electric lines, feeders, risers, wiring, cabling and
any other machinery or apparatus within the Premises. Neither Landlord nor any
person, party or entity acting (or purporting to act) on behalf of Landlord
shall in any way whatsoever be liable or responsible to Tenant or third parties
for any loss, damage, expense or claim that Tenant (or such third parties) may
sustain, incur or make by reason of any change, failure, interference,
disruption or defect in the supply, lack of supply, quality, lack of quality,
character or nature of the electric energy supplied to the Premises, the
Building and the Building's common areas and appurtenances.

                                       30
<PAGE>

To the extent, if any, that Landlord is prohibited by law from selecting the
utility company of its choice and Tenant is specifically and expressly allowed
by law (otherwise, Tenant shall not be allowed to make such selection) to select
an ESP other than the utility company selected by Landlord, Tenant shall: (a)
reimburse Landlord for the cost(s) of repairing any and all damage to the
Premises, the Building and the Building's common areas and appurtenances caused
directly or indirectly by Tenant's selected ESP or its personnel or equipment,
Landlord's reserving the right to charge Tenant as Additional Rent for such
cost(s) if such reimbursement for same is not promptly made, (b) indemnify and
hold Landlord harmless from and against any and all claims, demands, costs,
expenses (including attorney's fees), liens and causes of action in any way
whatsoever arising out of, or in any manner whatsoever relating to, actions or
inactions by Tenant's selected ESP, including, but not limited to, expenses
and/or fines incurred by Landlord in the extent that Tenant's selected ESP fails
to provide power or insufficient power and (c) place with Landlord a (or an
additional) security deposit in an amount prescribed by Landlord at its sole and
unrestricted discretion, and (d) anything anywhere (whether within this Lease or
not) to the contrary notwithstanding, enter into a tri-party agreement (among
Landlord, Tenant and Tenant's selected ESP) having a substance and form
prescribed by Landlord (as Landlord solely elects) whereby the three parties'
rights and responsibilities will be set forth. If for any (or no) reason
whatsoever said tri-party agreement is not entered into by Tenant and/or
Tenant's selected ESP, and until it is, Tenant shall have absolutely no right(s)
of any nature whatsoever to select an ESP.

         43.      LEASE INTERPRETATION. This Lease has been thoroughly
negotiated by the parties and each has been instrumental in its preparation.
Therefore its terms, provisions and contents shall be construed neither in favor
of, nor against, either party under the rule of construction against the
draftsperson. The laws of the State of Florida shall govern the interpretation
and enforcement of this Lease.

         44.      IMPROVEMENT ALLOWANCE. IN ORDER THAT THE PREMISES MAY BE
BUILT-OUT, CONSTRUCTED AND IMPROVED ("THE WORK") FOR TENANT'S USE AND OCCUPANCY
THEREOF AS CONTEMPLATED BY THIS LEASE, LANDLORD SHALL PROVIDE TENANT WITH AN
ALLOWANCE ("THE ALLOWANCE") OF ONE HUNDRED THIRTY-EIGHT THOUSAND TWO HUNDRED
EIGHTY DOLLARS ($138,280.00). THE WORK MAY (AND SHALL) ONLY BE DONE BY A GENERAL
CONTRACTOR SELECTED BY LANDLORD ("LANDLORD'S CONTRACTOR") AND SHALL BE DONE IN
GENERAL ACCORDANCE WITH PLANS, DRAWINGS, SPECIFICATIONS, ETC., TO BE HEREAFTER
DILIGENTLY, EXPEDITIOUSLY AND IN GOOD FAITH DEVELOPED AND PRE - APPROVED IN
WRITING BY LANDLORD, TENANT AND LANDLORD'S CONTRACTOR (SEE ALSO EXHIBIT "B").
ANY AND ALL EXPENSES, COSTS, ETC., TO DO THE WORK IN EXCESS OF THE ALLOWANCE
SHALL BE SOLELY BORNE BY TENANT AND SHALL BE PAID BY TENANT WITHIN THIRTY (30)
DAYS OF RECEIPT OF AN INVOICE THEREFOR FROM LANDLORD OR LANDLORD'S CONTRACTOR.
IF THE COSTS, EXPENSES, ETC., OF THE WORK ARE LESS THAN THE ALLOWANCE, TENANT
SHALL BE ENTITLED TO A CREDIT THEREFOR, AND SAID CREDIT MAY BE UTILIZED BY
TENANT LATER DURING THE ORIGINAL TERM OF THIS LEASE TO HAVE LANDLORD'S
CONTRACTOR MAKE ADDITIONAL IMPROVEMENTS, REFURBISHMENTS, ETC., TO THE PREMISES
AND/OR TO HAVE LANDLORD'S CONTRACTOR MAKE ALTERATIONS, IMPROVEMENTS, ETC., TO
THE EXPANSION SPACE. LANDLORD MAY PAY DIRECTLY TO LANDLORD'S CONTRACTOR THE
APPLICABLE (AND EARNED) PORTION(S) OF THE ALLOWANCE.

                  FEES FOR PRELIMINARY "TEST FIT" PLANS AND STANDARD ENGINEERING
DRAWINGS, AND STANDARD ARCHITECTURAL DRAWINGS (AS DEFINED IN EXHIBIT "B" ITEM
5.) SHALL NOT BE A PART OF THE ALLOWANCE AND SHALL BE SOLELY BORNE BY LANDLORD.

                  THE VARIOUS COMPONENTS OF THE WORK WILL BE COMPETITIVELY BID
WITH LANDLORD'S CONTRACTOR BY NOT FEWER THAN THREE (3) SUBCONTRACTORS AND THE
LOWEST SUBCONTRACTOR BID SHALL BE (UNLESS OTHERWISE APPROVED IN WRITING BY
TENANT) AWARDED THE APPLICABLE COMPONENT OF THE WORK. ANY STATEMENT OR
IMPLICATION TO THE CONTRARY WITHIN THE IMMEDIATELY PRECEDING PARAGRAPH OF THIS
ITEM 44, LANDLORD'S CONTRACTOR SHALL BE

                                       31

<PAGE>

ENTITLED TO BE PAID FROM THE ALLOWANCE TEN PERCENT (10%) AS "OVERHEAD" AND A FEE
OF FIVE PERCENT (5%), BOTH FOR SERVING AS THE GENERAL CONTRACTOR REGARDING THE
WORK.

                  NO "CREDIT(S)" THE SUBJECT OF THIS ITEM 44 AND/OR ITEM 45
BELOW MAY (OR SHALL) BE UTILIZED OTHER THAN TO DO THE WORK AND/OR THE EXPANSION
SPACE WORK AND/OR SUBSEQUENT IMPROVEMENTS, REFURBISHMENT(S), ETC., TO THE
PREMISES AND/OR THE EXPANSION SPACE.

         45.      OPTION TO EXPAND. PROVIDED (BUT NOT OTHERWISE): (A) TENANT IS
NOT THEN [I.E., EITHER ON THE DAY TENANT GIVES LANDLORD THE WRITTEN NOTICE THE
SUBJECT OF (B) OF THIS FIRST PARAGRAPH OF THIS ITEM 45 OR ON THE DAY THE
EXPANSION SPACE IS MADE AVAILABLE FOR TENANT'S OCCUPANCY THEREOF OR AT ANY TIME
BETWEEN THOSE TWO TIMES] IN UNCURED (I.E., BEYOND ANY APPLICABLE CURATIVE PERIOD
FOLLOWING DUE NOTICE) DEFAULT OF THIS LEASE AND (B) TENANT GIVES LANDLORD
WRITTEN NOTICE NOT LATER THAN APRIL 30, 2002 (TIME BEING ABSOLUTELY OF THE
ESSENCE) OF TENANT'S ELECTION TO LEASE THE ENTIRE EXPANSION SPACE, TENANT MAY,
AS IS MORE PARTICULARLY DESCRIBED IN, AND EXPRESSLY SUBJECT TO THE OTHER
CONTENTS OF, THIS ITEM 45, LEASE FROM LANDLORD THAT AREA ("THE EXPANSION SPACE")
CONSISTING OF APPROXIMATELY 6,040 SQUARE FEET OF NET RENTABLE AREA (WHICH THE
PARTIES EXPRESSLY AND IRREVOCABLY AGREE ARE CONTAINED IN THE EXPANSION SPACE),
AS OUTLINED IN GREEN ON THE ATTACHED EXHIBIT "A" EXPRESSLY MADE A PART HEREOF.
THE EXPANSION SPACE IS LIKEWISE LOCATED ON THE 31ST FLOOR OF THE BUILDING AND IS
CONTIGUOUS TO THE PREMISES. ONLY LANDLORD'S CONTRACTOR SHALL BE PERMITTED TO DO
THE BUILD-OUT, CONSTRUCTION, IMPROVEMENT, ETC. ("THE EXPANSION SPACE WORK") OF
THE EXPANSION SPACE. SAID EXPANSION SPACE WORK SHALL BE EFFECTED IN GENERAL
ACCORDANCE WITH ITEM 44 OF THIS LEASE AND EXHIBIT "B" OF THIS LEASE. LANDLORD'S
CONTRACTOR SHALL BE ENTITLED TO BE PAID FROM THE EXPANSION SPACE ALLOWANCE TEN
PERCENT (10%) AS "OVERHEAD" AND A FEE OF FIVE PERCENT (5%), BOTH FOR SERVING AS
THE GENERAL CONTRACTOR REGARDING THE EXPANSION SPACE WORK. IN ORDER THAT
LANDLORD'S CONTRACTOR MAY DO THE EXPANSION SPACE WORK, TENANT, NOT LATER THAN
JUNE 28, 2002 (TIME BEING ABSOLUTELY OF THE ESSENCE) SHALL DELIVER TO LANDLORD
APPROVED (BY TENANT, LANDLORD AND LANDLORD'S CONTRACTOR) ARCHITECTURAL PLANS,
DRAWINGS, SPECIFICATIONS, ETC. TENANT'S IMPROVEMENT ALLOWANCE ("THE EXPANSION
SPACE ALLOWANCE") SHALL BE DETERMINED BY MULTIPLYING THE FIGURE SIXTY THOUSAND
FOUR HUNDRED DOLLARS ($60,400.00) BY A FRACTION THE NUMERATOR OF WHICH IS THE
NUMBER OF CALENDAR DAYS REMAINING IN THE TERM ONCE TENANT TAKES OCCUPANCY OF THE
EXPANSION SPACE, FULLY - STAFFED AND FULLY - OPERATIONAL, AND THE DENOMINATOR OF
WHICH IS 1,885 (THE NUMBER OF DAYS IN 62 MONTHS). IF THE FINAL COST OF THE
EXPANSION SPACE WORK EXCEEDS THE EXPANSION SPACE ALLOWANCE, TENANT SHALL BE
SOLELY RESPONSIBLE FOR ALL EXCESS COSTS. IF THE FINAL COST OF THE EXPANSION
SPACE WORK DOES NOT EXCEED THE EXPANSION SPACE ALLOWANCE, THEN TENANT SHALL BE
ENTITLED TO A CREDIT THEREFOR, AND SAID CREDIT MAY BE UTILIZED BY TENANT LATER
DURING THE ORIGINAL TERM OF THIS LEASE TO HAVE LANDLORD'S CONTRACTOR MAKE
ADDITIONAL IMPROVEMENTS, REFURBISHMENTS, ETC., TO THE EXPANSION SPACE AND/OR TO
THE PREMISES. LANDLORD MAY PAY DIRECTLY TO LANDLORD'S CONTRACTOR THE APPLICABLE
(AND EARNED) PORTION(S) OF THE EXPANSION SPACE ALLOWANCE. THE TERM OF TENANT'S
LEASE OF THE EXPANSION SPACE SHALL BEGIN THE EARLIEST OF (A) THE DATE TENANT
TAKES OCCUPANCY OF THE EXPANSION SPACE FOR THE CONDUCT OF ITS BUSINESS
THEREFROM, (B) FIVE DAYS AFTER THE DATE THE EXPANSION SPACE WORK IS COMPLETED
AND (C) THE DATE THE EXPANSION SPACE WORK WOULD HAVE BEEN COMPLETED EXCEPT FOR
THE FAULT OF, AND/OR DELAYS CAUSED BY, TENANT AND/OR TENANT'S OTHERS, AND SHALL
BE COTERMINOUS WITH THE TERM (AS POSSIBLY EXTENDED). TENANT'S LEASE OF THE
EXPANSION SPACE SHALL BE, WITH APPROPRIATE MATHEMATICAL ADJUSTMENTS [SEE, E.G.,
ITEM 1 (J), "PROPORTIONATE SHARE"], AND SUBJECT TO THE OTHER CONTENTS OF THIS
ITEM 45, UPON ALL THE OTHER TERMS AND CONDITIONS SET FORTH IN THIS LEASE, THE
NET EFFECT (SUBJECT TO THE OTHER CONTENTS OF THIS ITEM 45) TO BE TO TREAT, ON A
PER SQUARE FOOT PER ANNUM BASIS, THE EXPANSION SPACE DURING THE TERM (AS MAY BE
EXTENDED) OF THIS LEASE THE SAME WAY THE ORIGINAL PREMISES ARE TREATED, ON A PER
SQUARE FOOT PER ANNUM BASIS, DURING THE TERM (AS MAY BE EXTENDED) OF THIS LEASE.
[E.G., IF THE TERM OF TENANT'S LEASE OF THE EXPANSION SPACE BEGINS THE DAY THAT
IS EXACTLY FIFTEEN MONTHS AFTER THE SUITE 3150 COMMENCEMENT DATE, THEN THE BASE
RENT PAYABLE BY TENANT TO LANDLORD AS REGARDS THE

                                       32

<PAGE>

EXPANSION SPACE WOULD BE, FOR THAT PARTICULAR MONTH, $11,073.33 (COMPUTED AT
$22.00 PER NET RENTABLE SQUARE FOOT PER ANNUM), THE SCHEDULE OF BASE RENT THE
SUBJECT OF ITEM 1 (G) OF THIS LEASE TO BE APPLICABLE, ON A PER SQUARE FOOT PER
ANNUM BASIS, FOR THE REMAINDER OF THE TERM OF TENANT'S LEASE OF THE EXPANSION
SPACE.] TENANT SHALL BE ENTITLED TO NO "FREE" BASE RENT AS REGARDS ITS LEASE OF
THE EXPANSION SPACE. TENANT'S RIGHTS UNDER THIS ITEM 45 ARE ABSOLUTELY NOT
ASSIGNABLE OR OTHERWISE TRANSFERABLE SEPARATE AND APART FROM THIS ENTIRE LEASE,
BUT MAY BE ASSIGNED BY TENANT WITH THIS ENTIRE LEASE IN ACCORDANCE WITH, AND
EXPRESSLY SUBJECT TO, THE CONTENTS OF ITEM 7 OF THIS LEASE.

                  THE REQUIREMENTS IN THE FIRST PARAGRAPH OF THIS ITEM 45 THAT
TENANT NOT BE IN UNCURED DEFAULT OF THIS LEASE EITHER ON THE DAY TENANT GIVES
LANDLORD THE WRITTEN NOTICE THE SUBJECT OF (B) OF SUCH FIRST PARAGRAPH OR ON THE
DAY THE EXPANSION SPACE IS MADE AVAILABLE FOR TENANT'S OCCUPANCY THEREOF OR AT
ANY TIME BETWEEN THOSE TWO TIMES MAY BE WAIVED BY LANDLORD AT ITS SOLE
DISCRETION AND MAY NOT BE USED BY TENANT AS A MEANS TO NEGATE THE EFFECTIVENESS
OF TENANT'S EXERCISE, ONCE EXERCISED, OF THE OPTION TO EXPAND THE SUBJECT OF
THIS ITEM 45.

                  IF TENANT LEASES THE EXPANSION SPACE IT WILL THEREBY OCCUPY
THE ENTIRETY (EXCEPT FOR A STORAGE AREA) OF THE 31ST FLOOR OF THE BUILDING.
ACCORDINGLY, TENANT SHALL HAVE THE FOLLOWING RIGHTS:

                  (1)      THE RIGHT, SUBJECT TO APPLICABLE LAWS, CODES,
ORDINANCES, REGULATIONS, ETC., TO LEAVE OPEN THE ENTRY DOORS TO THE TOTAL
PREMISES, ANY FEES, COSTS, EXPENSES, ETC., ASSOCIATED IN ANY WHATSOEVER
THEREWITH TO BE SOLELY BORNE BY TENANT.

                  (2)      THE RIGHT, PROVIDED (BUT NOT OTHERWISE) LANDLORD
ELECTS (AT ITS SOLE DISCRETION) TO ALLOW OTHER FULL - FLOOR TENANTS IN THE
BUILDING TO HAVE A LIKE RIGHT, TO CUSTOMIZE (WITH TENANT'S NAME) THE CALL
BUTTONS IN THE ELEVATOR CABS SERVING THE 31ST FLOOR OF THE BUILDING, SUCH
CUSTOMIZATION TO BE AS LANDLORD GENERALLY UNIFORMLY PRESCRIBES FOR ALL FULL -
FLOOR TENANTS OF THE BUILDING.

                  (3)      NEVERTHELESS SUBJECT TO (A) THE AVAILABILITY OF
SUBSTANTIALLY SIMILAR (CORE OF THE BUILDING) STORAGE SPACE ELSEWHERE WITHIN THE
BUILDING ITSELF AND (B) THE RIGHTS OF OTHER TENANTS IN THE BUILDING CURRENTLY
USING SAID 31ST FLOOR STORAGE SPACE, LANDLORD WILL UTILIZE ITS BEST EFFORTS TO
MAKE AVAILABLE TO TENANT THE RIGHT TO LEASE THE STORAGE SPACE IN THE MIDDLE OF
THE 31ST FLOOR OF THE BUILDING, SAID STORAGE SPACE BEING DEPICTED ON THE
ATTACHED EXHIBIT "A," THE FOLLOWING TERMS TO BE APPLICABLE TO SAID LEASE: (I) A
RENTAL RATE (BASE RENT AND ADDITIONAL RENT) EQUAL TO THAT TO BE PAID BY TENANT
TO LANDLORD, ON A PER NET RENTABLE SQUARE FOOT PER ANNUM BASIS, AS REGARD THE
PREMISES DURING THE ORIGINAL TERM OF THIS LEASE PLUS APPLICABLE TAX, (II)
LANDLORD, AS REGARDS SAID STORAGE SPACE, TO PROVIDE TENANT (GENERALLY SUBJECT TO
THE OTHER CONTENTS OF THIS LEASE) WITH AN IMPROVEMENT ALLOWANCE EQUAL TO TWO
DOLLARS ($2.00) PER NET RENTABLE SQUARE FOOT WITHIN SAID STORAGE SPACE FOR EACH
YEAR THEN REMAINING (MEASURED FROM THE DATE TENANT TAKES OCCUPANCY OF SAID
STORAGE SPACE) IN THE ORIGINAL TERM OF THIS LEASE, ANY PARTIAL YEARS TO BE
PRO-RATED, AND (III) TENANT TO PAY ALL COSTS ASSOCIATED WITH RELOCATING THE
OTHER TENANTS/USERS THEN UTILIZING SAID STORAGE SPACE.

                  (4)      THE RIGHT TO ALTER THE COMMON AREA CORRIDOR TO ITS
CONDITION ON THE 31ST FLOOR OF THE BUILDING AS TENANT DEEMS NECESSARY, BUT
NEVERTHELESS IN FULL AND STRICT COMPLIANCE WITH ALL APPLICABLE LAWS, RULES,
CODES, REGULATIONS, ETC. [HOWEVER, IF TENANT DOES NOT EXERCISE THE (FIRST)
OPTION TO EXTEND THE SUBJECT OF THE SECOND PARAGRAPH OF ITEM 47 BELOW, THEN
TENANT SHALL BE OBLIGATED TO PAY LANDLORD THE EXPENSE(S) OF RESTORING THE
SUBJECT CORRIDOR TO ITS CONDITION AS OF THE DATE OF THIS LEASE, SAID OBLIGATION
TO SURVIVE THE EXPIRATION OR EARLIER TERMINATION OF THIS LEASE.]

                                       33

<PAGE>

                  FOR THE PURPOSES OF THIS ITEM 45 AND ITEM 47 BELOW, THE TERM
"LEASE" INCLUDES ANY SUBSEQUENT WRITTEN AMENDMENTS, MODIFICATIONS, ADDENDA,
ETC., PERTAINING THERETO.

         46.      TELECOMMUNICATIONS SERVICE PROVIDER. TENANT, SUBJECT TO THE
OTHER CONTENTS OF THIS ITEM 46, SHALL HAVE THE RIGHT TO UTILIZE ANY
TELECOMMUNICATIONS PROVIDER ("PROVIDER") IT ELECTS TO SERVE THE PREMISES.
LANDLORD WILL ALLOW SUCH PROVIDER ACCESS TO (A) THE BUILDING'S TELEPHONE ROOM(S)
ON THE 31ST FLOOR OF THE BUILDING AND (B) THE BUILDING'S RISERS, IN ORDER THAT
THE PROVIDER MAY PROVIDE TENANT WITH TELECOMMUNICATIONS SERVICE TO THE PREMISES
(AND, IF APPLICABLE, THE EXPANSION SPACE; COLLECTIVELY "THE TOTAL PREMISES").
HOWEVER, ABSOLUTELY NONE OF PROVIDER'S OR TENANT'S EQUIPMENT MAY (OR SHALL) BE
STORED IN, ON OR ABOUT SAID TELEPHONE ROOM(S) OR ELSEWHERE WITHIN, ON OR ABOUT
THE BUILDING.

         47.      OPTION(S) TO EXTEND. TENANT, AS IS MORE PARTICULARLY DESCRIBED
HEREINAFTER IN THIS ITEM 47., SHALL HAVE TWO (2) SEPARATE AND CONSECUTIVE
OPTIONS TO EXTEND THE INITIAL TERM OF THIS LEASE. THE SECOND OPTION MAY NOT BE
EXERCISED IF THE FIRST OPTION IS NOT DULY AND TIMELY EXERCISED.

         PROVIDED (BUT NOT OTHERWISE) TENANT IS NOT THEN (I.E., EITHER ON THE
DAY TENANT GIVES LANDLORD THE WRITTEN NOTICE THE SUBJECT OF THIS SECOND
PARAGRAPH OF THIS ITEM 47. OR ON THE DAY THE FIRST EXTENSION TERM IS TO BEGIN,
OR AT ANY TIME BETWEEN THOSE TWO TIMES) IN UNCURED (I.E., BEYOND ANY APPLICABLE
CURATIVE PERIOD FOLLOWING DUE NOTICE) DEFAULT OF THIS LEASE, AND FURTHER
PROVIDED (BUT NOT OTHERWISE) TENANT NOT FEWER THAN SIX (6) MONTHS, AND NOT MORE
THAN NINE (9) MONTHS, TIME BEING ABSOLUTELY OF THE ESSENCE, PRIOR TO THE
EXPIRATION OF THE LEASE TERM GIVES LANDLORD WRITTEN NOTICE OF TENANT'S ELECTION
TO EXERCISE SUCH FIRST EXTENSION OPTION, TENANT SHALL BE ENTITLED TO EXTEND THE
TERM OF THIS LEASE FOR A PERIOD OF THREE (3) YEARS ("THE FIRST EXTENSION TERM"),
SUCH FIRST EXTENSION TERM TO BEGIN THE DAY IMMEDIATELY FOLLOWING THE EXPIRATION
OF THE LEASE TERM AND END EXACTLY THREE (3) YEARS LATER. IF TENANT EXERCISES
SUCH FIRST OPTION TO EXTEND, ALL OF THE NON-MONETARY TERMS AND CONDITIONS SET
FORTH IN THIS LEASE SHALL BE APPLICABLE DURING SUCH FIRST EXTENSION TERM,
EXCEPT, SUBJECT TO THE CONTENTS OF THE IMMEDIATELY FOLLOWING PARAGRAPH, TENANT
SHALL HAVE NO FURTHER RIGHTS OR OPTIONS TO EXTEND. THE RENT AND ADDITIONAL RENT
TO BE PAID BY TENANT TO LANDLORD DURING SUCH FIRST EXTENSION TERM SHALL BE
ADJUSTED TO 95% OF THE "FAIR MARKET RENTAL RATE" (AS HEREUNDER IN THIS ITEM 47.
DEFINED).

         PROVIDED (BUT NOT OTHERWISE) TENANT IS NOT THEN (I.E., EITHER ON THE
DAY TENANT GIVES LANDLORD THE WRITTEN NOTICE THE SUBJECT OF THIS THIRD PARAGRAPH
OF THIS ITEM 47. OR ON THE DAY THE SECOND EXTENSION TERM IS TO BEGIN, OR AT ANY
TIME BETWEEN THOSE TWO TIMES) IN UNCURED (I.E., BEYOND ANY APPLICABLE CURATIVE
PERIOD FOLLOWING DUE NOTICE) DEFAULT OF THIS LEASE, AND FURTHER PROVIDED (BUT
NOT OTHERWISE) TENANT NOT FEWER THAN SIX (6) MONTHS, AND NOT MORE THAN NINE (9)
MONTHS, TIME BEING ABSOLUTELY OF THE ESSENCE, PRIOR TO THE EXPIRATION OF THE
FIRST EXTENSION TERM GIVES LANDLORD WRITTEN NOTICE OF TENANT'S ELECTION TO
EXERCISE SUCH SECOND EXTENSION OPTION, TENANT SHALL BE ENTITLED TO FURTHER
EXTEND THE TERM OF THIS LEASE FOR A PERIOD OF THREE (3) YEARS ("THE SECOND
EXTENSION TERM"), SUCH SECOND EXTENSION TERM TO BEGIN THE DAY IMMEDIATELY
FOLLOWING THE EXPIRATION OF THE FIRST EXTENSION TERM AND END EXACTLY THREE (3)
YEARS LATER. IF TENANT EXERCISES SUCH SECOND OPTION TO EXTEND, ALL OF THE
NON-MONETARY TERMS AND CONDITIONS SET FORTH IN THIS LEASE SHALL BE APPLICABLE
DURING THE SECOND EXTENSION TERM, EXCEPT TENANT SHALL HAVE NO FURTHER RIGHTS OR
OPTIONS TO EXTEND. THE RENT AND ADDITIONAL RENT TO BE PAID BY TENANT TO LANDLORD
DURING SUCH SECOND EXTENSION TERM SHALL BE ADJUSTED TO 95% OF THE "FAIR MARKET
RENTAL RATE" (AS HEREINAFTER THIS ITEM 47. DEFINED).

         IN ABSOLUTELY NO EVENT WHATSOEVER MAY OR SHALL TENANT, UNDER EITHER
OPTION, EXTEND THE TERM OF THIS LEASE FOR LESS THAN ALL THE SPACE THEN UNDER
LEASE BY TENANT FROM LANDLORD UNDER THE TERMS AND PROVISIONS OF THIS LEASE.

                                       34

<PAGE>

         FOR THE PURPOSE OF THIS ITEM 47., THE TERM "FAIR MARKET RENTAL RATE"
SHALL MEAN THE ANNUAL AMOUNT PER RENTABLE SQUARE FOOT THAT A WILLING, SIMILAR,
NON-EQUITY, NON-RENEWAL, NON-EXPANSION NEW TENANT WOULD PAY AND A WILLING,
SIMILAR LANDLORD OF A SUBSTANTIALLY SIMILAR FIRST CLASS OFFICE BUILDING IN
DOWNTOWN TAMPA, FLORIDA, WOULD ACCEPT AT ARM'S LENGTH, ON OR ABOUT THE DATE OF
THE COMMENCEMENT OF THE APPLICABLE EXTENSION PERIOD, GIVING APPROPRIATE
CONSIDERATION TO ANNUAL RENTAL RATES PER RENTABLE SQUARE FOOT, THE TYPE OF
ESCALATION CLAUSES AND BASE YEARS (INCLUDING, BUT WITHOUT LIMITATION, OPERATING
EXPENSE, REAL ESTATE TAXES, CPI), THE EXTENT OF LIABILITY UNDER THE ESCALATION
CLAUSES (E.G., WHETHER DETERMINED ON A "NET LEASE" BASIS OR BY INCREASE OVER A
PARTICULAR BASE YEAR OR BASE DOLLAR AMOUNT), ABATEMENT PROVISIONS REFLECTING
FREE RENT AND/OR NO RENT DURING THE PERIOD OF CONSTRUCTION OR ANY OTHER PERIOD
DURING THE LEASE TERM, BROKERAGE COMMISSIONS, IF ANY, LENGTH OF LEASE TERM, SIZE
AND LOCATION OF PREMISES BEING LEASED, BUILDING STANDARD WORK LETTER AND/OR
TENANT IMPROVEMENT ALLOWANCES, IF ANY, AND OTHER GENERALLY APPLICABLE AND
RECOGNIZED TERMS AND CONDITIONS PERTAINING THERETO.

         IF TENANT AND LANDLORD ARE UNABLE, BY THE DATE THAT IS EXACTLY FOUR (4)
MONTHS PRIOR TO THE BEGINNING OF THE APPLICABLE EXTENSION TERM, TO AGREE ON WHAT
THE FAIR MARKET RENTAL RATE IS, THEN LANDLORD AND TENANT SHALL EACH, WITHIN 15
DAYS THEREAFTER, APPOINT AN INDEPENDENT REAL ESTATE APPRAISER WITH AT LEAST FIVE
YEARS' COMMERCIAL REAL ESTATE LEASING APPRAISAL EXPERIENCE IN THE DOWNTOWN
BUSINESS DISTRICT OF TAMPA, FLORIDA. THE TWO APPRAISERS SHALL THEN, WITHIN 20
DAYS AFTER THE APPOINTMENT OF THE LATTER, ATTEMPT TO AGREE UPON WHAT THE FAIR
MARKET RENTAL RATE IS. IF THEY ARE UNABLE TO DO SO, THEY SHALL EACH MAKE AN
INDEPENDENT WRITTEN DETERMINATION OF THE FAIR MARKET RENTAL RATE AND THEN SELECT
A THIRD APPRAISER WHO MEETS THE QUALIFICATIONS STATED ABOVE. THE THIRD APPRAISER
SHALL SELECT EITHER THE DETERMINATION OF THE TENANT-APPOINTED APPRAISER OR THE
DETERMINATION OF THE LANDLORD-APPOINTED APPRAISER, BUT SUCH THIRD APPRAISER
SHALL NOT AVERAGE SUCH TWO DETERMINATIONS OR MAKE HIS OR HER OWN INDEPENDENT
DETERMINATION. THE SAID SELECTION BY SAID THIRD APPRAISER SHALL BE BINDING ON
BOTH LANDLORD AND TENANT. TENANT AND LANDLORD SHALL EACH BEAR THE ENTIRE COST OF
THE APPRAISER SELECTED BY IT AND SHALL SHARE EQUALLY THE COST OF THE THIRD
APPRAISER.

         THE RESPECTIVE REQUIREMENTS IN THE SECOND AND THIRD PARAGRAPHS (AS
APPLICABLE) OF THIS ITEM 47. THAT TENANT NOT BE IN UNCURED DEFAULT OF THIS LEASE
EITHER ON THE DAY TENANT GIVES LANDLORD THE WRITTEN NOTICE THE SUBJECT OF SUCH
SECOND AND THIRD PARAGRAPHS (AS APPLICABLE) OR ON THE DAY THE APPLICABLE
EXTENSION TERM IS TO BEGIN, OR AT ANY TIME BETWEEN THOSE TWO TIMES, MAY BE
WAIVED BY LANDLORD AT ITS SOLE DISCRETION AND MAY NOT BE USED BY TENANT AS A
MEANS TO NEGATE THE EFFECTIVENESS OF TENANT'S EXERCISE (ONCE EXERCISED) OF THE
RESPECTIVE TWO (2) OPTION(S) TO EXTEND THE SUBJECT OF THIS ITEM 47.

         48.      AMENDMENTS. This Lease contains the entire agreement between
the parties hereto and may not be altered, changed or amended, except by written
instrument signed by both parties hereto. No provision of this Lease shall be
deemed to have been waived by Landlord unless such waiver is in writing signed
by Landlord and addressed to Tenant, nor shall any custom or practice which may
grow up between the parties in the administration of the provisions hereof be
construed to waive or lessen the right of Landlord to insist upon the
performance by Tenant in strict accordance with the terms hereof. The terms,
provisions, covenants, and conditions contained in this Lease shall apply to,
inure to the benefit of, and be binding upon the parties hereto, and upon their
respective successors in interest and legal representative, except as otherwise
herein expressly provided.

         The parties each acknowledge that they have thoroughly read and
understand this Lease (to include its Exhibits and attachments) in its entirety,
that they are completely familiar with each, every, any and all of the terms,
covenants, provisions and conditions set forth therein and that there are no
other representations, promises, covenants, assurances, conditions,

                                       35

<PAGE>

statements, understandings, warranties or agreements (collectively,
"Representations") concerning this Lease which do not appear in writing therein.
This Lease supersedes and revokes all previous negotiations, arrangements,
letters of intent, offers to lease, lease proposals, brochures, Representations,
and information or data conveyed, whether oral or in writing, between the
parties and/or their respective representatives or any other person(s)
purporting to represent either Landlord or Tenant. Each party acknowledges that
it has not been induced to enter into this Lease by any Representations not
expressly set forth herein. The parties further acknowledge that the terms and
provisions contained within this Lease have been fully, freely and fairly
negotiated by and between them.

         IN WITNESS WHEREOF, the parties, either for themselves or by and
through their undersigned, duly-authorized representatives, have executed this
Lease for the purposes therein expressed.

Signed, sealed and delivered
in the presence of:                      TENANT: LIQUIDMETAL TECHNOLOGIES, INC.

                                (Sign)   By:                              (Seal)
-------------------------------              -----------------------------

                               (Print)   Name: John Kang
------------------------------                 ---------------------------------

/s/ John Kang                   (Sign)   Title: CEO
-------------------------------                 --------------------------------

                               (Print)   Date: 11/4/01
------------------------------                 ---------------------------------

                                         LANDLORD: PLAZA IV ASSOCIATES, LTD.,
                                         A Florida Limited Partnership

                                         By: Tampa Plaza IV Company, Ltd.,
                                             a Florida Limited Partnership,
                                             Manager

                                (Sign)   By:                              (Seal)
-------------------------------              ----------------------------

 /s/ Richard A. Beard          (Print)   Name: Richard A. Beard, III
------------------------------                 ---------------------------------

                                (Sign)   Title: General Partner
-------------------------------                 --------------------------------

                               (Print)   Date: 11/04/01
------------------------------                 ---------------------------------

                                       36

<PAGE>

                                   EXHIBIT "A"

                                       37

<PAGE>

                                  EXHIBIT "A-1"

                                       38

<PAGE>

                                   EXHIBIT "B"
                               September 28, 2001

                                   WORK LETTER

1.       Landlord has installed on each occupied floor of the Building the
         following Building Standard Improvements:

         a.       Heating, ventilation and air-conditioning (HVAC) system(s).

         b.       Fire sprinkler system(s) with up-right mounted brass sprinkler
                  heads, installed on a 10' by 12' grid.

         c.       Toilet rooms, such toilet rooms to include HVAC, lighting,
                  typical plumbing fixtures, toilet accessories and wall,
                  counter, floor and ceiling finishes.

         d.       Electrical and telephone rooms, such rooms to be available for
                  source connections to the Premises. (Tenant's telephone
                  equipment will be restricted to, and must be installed within,
                  the Premises.)

2.       In addition to the above-described Building Standard Improvements,
         Landlord shall provide TENANT THE ALLOWANCE THE SUBJECT OF ITEM 44 OF
         THIS LEASE, SAID PROVISION TO BE IN ACCORDANCE WITH THE CONTENTS OF
         SAID ITEM 44.

                                       1

<PAGE>

3.       The Work shall be done using the items and materials described as
         "Building Standard Tenant Finishes" (see Exhibit "B-1" for a listing
         thereof) and/or Landlord-approved additions and/or Landlord-approved
         substitutions for such items and materials.

4.       In order that Landlord may maintain, control and monitor the quality of
         the Building and the design intent of its systems and any warranties,
         guarantees, etc., Tenant agrees that any and all mechanical,
         structural, electrical, HVAC, plumbing, life safety, fire sprinklering,
         etc., engineering required or appropriate to perform the Work (or any
         other type of work in the Premises) will be done solely (no exceptions)
         by Landlord's engineer(s). Landlord's Contractor and/or engineer(s)
         shall not be required to perform any Work (OR OTHER TYPE OF WORK) Work
         that would violate the construction and/or engineering standards from
         time to time established by Landlord (or its designates) for the
         Building or that would violate any applicable codes, regulations, laws,
         ordinances, policies of insurance, rules, etc.

5.       Landlord shall provide to Tenant at no additional cost to Tenant (AND
         OUTSIDE THE PURVIEW OF THE ALLOWANCE, AND, IF APPLICABLE, THE EXPANSION
         SPACE ALLOWANCE) the services of an architect selected by Landlord to
         provide PRELIMINARY "TEST FIT" PLANS AND architectural working drawings
         ("the Working Drawings"), the same to include partition and door
         location drawings, telephone and electrical location drawings,
         reflected ceiling drawings and finish specifications, all as associated
         with the Work. Notwithstanding the contents of the immediately
         preceding sentence, the expense of all drawings not Working Drawings
         ("the Other Drawings") and the research cost to

                                       2

<PAGE>

         produce drawings ("the Extra Drawings") of nonstandard items to be
         installed in the Premises, including, but not limited to, elevations,
         cabinet or millwork details and nonstandard installations, furnishings,
         fixtures or finishes of any nature whatsoever, shall be paid by Tenant
         (OR, AT LANDLORD'S OPTION, DEDUCTED FROM THE ALLOWANCE), as shall be
         the reproduction expense of extra copies of the Working Drawings and
         the expense of the Other Drawings and the Extra Drawings. All drawings
         (of any nature or description whatsoever; "the Drawings") are subject
         to Landlord's prior, written and discretionary approval. Landlord, at
         its discretion, may limit the number of revisions, redraws or changes
         to the Drawings, preclude further revisions, redraws or changes to the
         Drawings or require that Tenant pay [in such manner and under such
         circumstances as Landlord (or Landlord's Contractor) may or shall, from
         time to time and at its (their) discretion, direct Tenant in writing]
         for any such revisions, redraws or changes to the Drawings.

6.       Landlord, at Landlord's sole discretion, may permit Tenant and/or
         Tenant's agents, contractors or consultants ("Tenant's Others") to
         enter the Premises prior to the Commencement Date in order that there
         may be done other work to prepare the Premises for Tenant's use and
         occupancy thereof. If Landlord permits such entry, then such permission
         is: (i) revocable by Landlord at any time (for any reason or for no
         reason) at Landlord's sole discretion and (ii) conditioned upon
         Tenant's and Tenant's Others' working in harmony with, and not
         interfering with, Landlord and Landlord's designates in doing
         Landlord's work in and to the Premises or elsewhere in and to the
         Building. Tenant understands and agrees that: (i) any such entry into,
         and occupation of, the Premises is and shall be deemed to be under all
         of the terms, conditions, provisions and contents of this Lease (except
         as to the obligation to pay Rent); (ii) Landlord AND ITS DESIGNATES
         shall not be liable in any way whatsoever for any injury, loss or
         damage of any nature whatsoever which may (or does) occur to any of
         Tenant's (or Tenant's Others') work, property or installations made in
         or to the Premises or to any property placed in the Premises by Tenant,
         Tenant's Others or others prior to the Commencement Date, all of the
         same being at Tenant's sole and exclusive risk, which risk Tenant
         hereby voluntarily assumes; (iii) Item 15 of this Lease shall be (and
         hereby is) specifically and fully applicable as regards any such entry;
         (iv) Landlord, prior to permitting any such entry, shall be entitled to
         require Tenant and/or Tenant's Others to be bonded and insured in such
         amounts and with such companies as Landlord may in its sole discretion
         prescribe; and (v) Tenant shall pay Landlord in advance for any and all
         extraordinary expenses incurred by Landlord associated with such entry
         (e.g., extra or overtime personnel or extra utility services).

7.       Tenant understands and agrees that Tenant shall, anything anywhere
         notwithstanding, commence its payment of Rent and/or Additional Rent to
         Landlord on the anticipated SUITE 3150 Commencement Date described in
         Item 1(e) of this Lease in the event Tenant:

         (a)      becomes in default (see Item 20) of this Lease, or

         (b)      fails to meet duly, fully and timely any of its duties,
                  obligations or responsibilities under this Exhibit "B" and/or
                  under this Lease generally, or

         (c)      orders or requests materials, finishes, fixtures or
                  installations other than those described in Exhibit "B-1," or

         (d)      makes changes in the Drawings and/or any specifications
                  thereof and/or any work or improvements called for thereby
                  (notwithstanding that Landlord may have approved of any or all
                  of such changes), or

                                       3

<PAGE>

         (e)      fails to perform duly, fully and timely any work to be
                  performed by Tenant, or

         (f)      fails to ensure performance duly, fully and timely of any work
                  to be performed by third parties on behalf of Tenant as
                  regards this Lease, or

         (g)      directly or indirectly in any way whatsoever interferes with
                  or delays the performance of the Work,

         (h)      directly or indirectly in any way whatsoever causes any delay
                  in Landlord's preparation and completion of the Premises, or

         (i)      directly or indirectly in any way whatsoever allows or permits
                  third parties for which Tenant rightfully should be
                  responsible to interfere with or delay the performance of the
                  Work, or

         (j)      directly or indirectly in any way whatsoever allows or permits
                  third parties for which Tenant rightfully should be
                  responsible to cause any delay in Landlord's preparation and
                  completion of the Premises..

THOROUGHLY READ, UNDERSTOOD AND AGREED:

LANDLORD:                                TENANT:
---------                                -------
PLAZA IV ASSOCIATES, LTD.                LIQUIDMETAL TECHNOLOGIES, INC.
A Florida Limited Partnership

By: Tampa Plaza IV Company, Ltd., a
    Florida Limited Partnership,
    Manager

By: /s/ Richard A. Beard, III            By: /s/ John Kang
    ---------------------------------        -----------------------------------

Name: Richard  A. Beard, III             Name: John Kang
      -------------------------------          ---------------------------------

Title: General Partner                   Title: President, CEO
       ------------------------------           --------------------------------

                                       4

<PAGE>

                         BUILDING RULES AND REGULATIONS

         The following Building Rules and Regulations have been adopted by
Landlord for the care, protection and benefit of the Premises and the Building
and for the general comfort and welfare of all tenants.

         1.       The sidewalks, entrances, passages, halls, elevators and
stairways shall not be obstructed by Tenant or used by Tenant for any purpose
other than for ingress and egress to and from the Building and Tenant's
Premises.

         2.       Restroom facilities, water fountains, and other water
apparatus shall not be used for any purposes other than those for which they
were constructed.

         3.       Landlord reserves the right to designate the time when
freight, furniture, goods, merchandise and other articles may be brought into,
moved or taken from Tenant's Premises or the Building.

         4.       Tenant shall not put additional locks or latches upon any door
without the written discretionary consent of Landlord. Any and all locks so
added on any door shall remain for the benefit of Landlord, and the keys to such
locks shall be delivered to Landlord by and from Tenant.

         5.       Landlord shall not be liable for injuries, damage, theft, or
other loss to persons or property that may occur upon or near any parking areas
that may be provided by Landlord. Tenant, its agents, employees, and invitees
are to use same at their own risk, Landlord to provide no security with respect
thereto. The driveways, entrances, and exits upon, into and from such parking
areas shall not be obstructed by Tenant, Tenant's employees, agents, guests, or
invitees; provided, however, Landlord shall not be responsible or liable for
failure of any person to observe this rule. Tenant, its employees, agents,
guests and/or invitees shall not park in space(s) that may be reserved or
designated for others.

         6.       Tenant shall not install in the Premises any heavy weight
equipment or fixtures or permit any concentration of excessive weight in any
portion thereof without first having obtained Landlord's written
consent (NOT TO BE UNREASONABLY WITHHELD).

         7.       Landlord reserves the right at all times to exclude newsboys,
loiterers, vendors, solicitors, and peddlers from the Building and to require
registration or satisfactory identification or credentials from all persons
seeking access to any part of the Building outside ordinary business hours.
Landlord will exercise its best judgment in the execution of such control but
will not be liable for the granting or refusal of such access.

         8.       Landlord reserves the right at all times to exclude the
general public from the Building upon such days and at such hours as in
Landlord's sole judgment will be in the best interest of the Building and its
tenants.

         9.       No wires of any kind or type (including but not limited to
T.V. and radio antennas) shall be attached to the outside of the Building and no
wires shall be run or installed in any part of the Building without Landlord's
prior written consent (NOT TO BE UNREASONABLY WITHHELD).

         10.      Landlord shall furnish a reasonable number of door keys to
Tenant's Premises and/or the Building which shall be surrendered on termination
or expiration of the Lease.

                                      1
<PAGE>
Landlord reserves the right to require a deposit for such keys to insure their
return at the termination or expiration of the Lease. Tenant shall get keys only
from Landlord and shall not obtain duplicate keys from any outside source.
Further, Tenant shall not alter the locks or effect any substitution of such
locks as are presently being used in Tenant's Premises or the Building.
all doors to Premises closed at all times except for ingress and egress to the
Premises.

         12.      All installations in the Common Telephone/Electrical
Equipment Rooms shall be limited to terminal boards and connections. All other
electrical equipment must be installed within Tenant's Premises.

         13.      It is expressly understood and agreed that any items of any
nature whatsoever placed in Common Areas (i.e., hallways, restrooms, elevators,
parking garage, storage areas and equipment rooms) are placed at Tenant's sole
risk and Landlord assumes no responsibility whatsoever for any loss or damage as
regards same.

         14.      Tenant will allow no maintenance or repairs to be done in,
on, to or about the Premises other than by a contractor (such term to include
all degrees of subcontractors) approved by Landlord in writing prior to any such
maintenance or repairs being undertaken. Landlord shall be entitled to require
such contractor to be bonded and insured in such amounts and with such companies
as Landlord may in its discretion prescribe.

         15.      Smoking within the Building (to include the Premises and the
Building's common areas and appurtenances) is strictly and absolutely
prohibited. Landlord may, however, if (but not otherwise) it so chooses,
designate certain areas outside the Building where smoking will be permitted.
Landlord reserves the right to revoke any such designation(s) the subject of the
immediately preceding sentence.

                             **********************

                                       2

<PAGE>

                                  EXHIBIT "B-1"

                        BUILDING STANDARD TENANT FINISHES

A.       Diffusers by Kruger (or equal) laid-in, perforated ventilation model
         no. 4504F236, to be installed into ceiling grid. Thermostat controls
         for each zone located throughout the Premises.

B.       Acoustical ceiling tile as provided by Armstrong, premium quality soft
         textured Cirrus Travertone #BF584 reveal edge style in 24" square size.
         Suspended ceiling grid system by Armstrong, Prelude T-Bar 15/16" wide
         2' x 2' grid. #7300 main runners; #7342 4' cross tees; # 7324 2' cross
         tees; # 7800 wall molding. Color matched with tile.

C.       Light fixtures by Metalux, 2' x 4' parabolic, fluorescent, with three
         40-watt warm white bulbs with electronic solid state ballasts and
         return air slots.

D.       One inch window blinds by Bali, "Classic", custom color to match
         mullions at all exterior windows.

E.       Finish Hardware

         Manufacturer: Schlage

         Series Selection: "L" Series

         Trim Assembly Style Selection: #17 Design

         Finish Selections:

         1.       Locksets, Latchsets, Pulls & Plates, Hinges, Flush Bolts:
                  US10(612) - Satin Bronze, Clear Coated.

         2.       Closers (covers & arms)

                  Paint finish color as selected by Landlord's architect.

F.       Interior partitions (measured through door openings) consisting of 25
         gage, 2-1/2" metal studs, 24" on center from floor to ceiling grid with
         1/2" gypsum wallboard on each side.

G.       Common partitions between the Premises and common areas or other
         adjoining tenant space consisting of 25 gage, 2-1/2" metal studs, 16"
         on center from floor to underside of slab above, with 1/2" gypsum
         wallboard and 2-1/2" mineral fiber insulation between studs.

H.       Solid core entrance doors of 3'0" x 8'7" x 1-3/4", dimension, premium
         grade, plain sliced Honduran Mahogany finish RA-969-O by Algoma
         Hardwoods placed in metal frames of 16 gage cold rolled steel, with
         frames to be primed and painted with 2 coats of oil base paint.

I.       Solid core interior doors of 3'0" x 8'0" x 1-3/4", premium grade
         Honduran Mahogany finish RA-969-0 by Algoma Hardwoods with frames and
         hardware as above.

J.       Electrical duplex outlet in ivory color, "Decora" style.

K.       Wall switches in "Decora" rocker type, ivory color.

L.       Telephone outlets, plug-in type, ivory color installed in wall with
         conduit stubbed in wall 6" above ceiling grid. Tenant is responsible
         for installation of all phone equipment.

                                       1

<PAGE>

M.       Fire exit signs by Lithonia, 277V, red letters, brushed aluminum panel
         color; installed as determined by City Fire Codes.

N.       Fire enunciator speakers by Pyrotonics (or equal) installed as
         determined by Codes.

O.       Carpet 30 oz. from Landlord's selection.

P.       Two coats of prime quality latex paint on all walls.

                                       2<PAGE>
                                                                    EXHIBIT 10.5

                                 STANDARD LEASE
<TABLE>
<CAPTION>
TITLE                                                                               PAGE
-----                                                                               ----
<S>                                                                                 <C>
ARTICLE 1. Basic Provisions and Certain Defined Lease............................... 1

ARTICLE 2. Granting Clause.......................................................... 2

ARTICLE 3. Construction and Acceptance of Leased Premises........................... 3

ARTICLE 4. Rent..................................................................... 4

ARTICLE 5. Use and Care of Premises................................................. 5

ARTICLE 6. Maintenance and repair of Premises and Alterations....................... 6

ARTICLE 7. Landlord's Right of Access............................................... 8

ARTICLE 8. Signs; Store Fronts; Roof................................................ 8

ARTICLE 9. Utilities................................................................ 8

ARTICLE 10. Insurance............................................................... 9

ARTICLE 11. Non-Liability for Certain Damages...................................... 11

ARTICLE 12. Damage by Casualty..................................................... 12

ARTICLE 13. Condemnation........................................................... 13

ARTICLE 14. Assignment and Subletting.............................................. 13

ARTICLE 15. Property Taxes and Assessments......................................... 15

ARTICLE 16. Defaults and Remedies.................................................. 16

ARTICLE 17. Landlord's Lien........................................................ 19

ARTICLE 18. Surrender and Holding Over............................................. 20

ARTICLE 19. Subordination, Attornment and Estoppel................................. 21

ARTICLE 20. Operating Costs and C.A.M.............................................. 21

ARTICLE 21. Notices................................................................ 23

ARTICLE 22. Miscellaneous.......................................................... 24
</TABLE>

                                       i

<PAGE>

EXHIBITS

A     Leased Premises Site Plan

B     Development Legal Description

C     Construction Rider

D     Lease Guaranty Agreement

E     Environmental/Hazardous Waste Agreement

F     Building Rules and Regulations

G     Tenant Information

THE SUBMISSION OF THIS STANDARD LEASE FOR EXAMINATION BY TENANT AND/OR EXECUTION
THEREOF BY TENANT DOES NOT CONSTITUTE A RESERVATION OF OR OPTION FOR THE LEASED
PREMISES AND THIS LEASE SHALL BECOME EFFECTIVE ONLY UPON EXECUTION BY ALL
PARTIES HERETO AND DELIVERY OF A FULLY EXECUTED COUNTERPART HEREOF BY LANDLORD
TO TENANT.

                                       ii

<PAGE>

                                 STANDARD LEASE

     This Standard Lease ("Lease") is entered into by and between the
undersigned Landlord and Tenant on this the 27th day of May, 2001, in accordance
with the terms and conditions hereinafter set forth.

     ARTICLE 1. BASIC PROVISIONS AND CERTAIN DEFINED LEASE

     1.1. When used herein, the following terms shall have the indicated
meanings:

          A.   "Landlord": Investors Equity Fund, Inc.

          B.   "Landlord's Agent": TNRG Property Services, Inc.
               Address of Landlord's Agent: 17449 Village Green Dr.
               Houston, TX, 77040

          C.   "Tenant": Amorphous Technologies International
               Billing Address of Tenant: 16621 West Hardy,
               Houston. Texas 77060

          D.   "Leased Premises": Approximately 5,993 square feet in a building
               located at 16621 West Hardy, Houston, Texas 77060, which is 5.8%
               (the "Tenant's Proportionate Share") of the Development. The
               Leased Premises being shown and outlined in red on the floor plan
               attached hereto as EXHIBIT "A" (if not attached hereto on the
               date hereof, EXHIBIT "A" shall be attached at a later date prior
               to the Commencement Date) and being a part of the Development.

          E.   "Development": The real property described in EXHIBIT "B", and
               all improvements thereon, together with such additions and
               extensions as Landlord may, from time to time, designate as
               included within the Development.

          F.   "Lease Term": Beginning on the Commencement Date and expiring on
               the Termination Date.

          G.   "Commencement Date": October 1, 1998 (unless modified under
               Article 3).

          H.   "Termination Date" shall mean forty-eight (48) months from the
               Commencement Date, except that in the event the Commencement Date
               is a date other than the first day of a calendar month, the Lease
               Term shall extend for said number of months in addition to the
               remainder of the calendar month following the Commencement Date.

<PAGE>
          I.   "Rent":

               (1) Total Base Rental $119,380.56 (does not include C.A.M.
               charges) payable in monthly installments of:

               10-01-1998 to 09-31-2000      $2,397.20     ($.40/psf) per month
               10-01-2000 to 09-31-2001      $2,517.06     ($.42/psf) per month
               10-01-2001 to 09-31-2002      $2,636.92     ($.44/psf) per month

               (2) Estimated C.A.M. charges are $.03 per square foot per month
               to be calculated and adjusted pursuant to Section 20.2.

               (3) Tenant shall pay, as additional rental, Tenant's
               Proportionate Share of Operating Costs in excess of $1,116 per
               square foot per year as detailed in Article 20.

          J.   "Prepaid Rent": $2,576.99

          K.   "Security Deposit": $2,816.71

          L.   "Permitted Use": Office Use and Storage

          M.   "Real Estate Broker": The National Realty Group, Inc.

          N.   "Lease Guarantor": N/A

     1.2. Each of the foregoing Basic Provisions and Certain Defined Lease Terms
shall be construed in conjunction with the references thereto contained in the
other provisions of this Lease and shall be limited by such other provisions.
Each reference in this Lease to any of the foregoing Basic Provisions and
Certain Defined Lease Terms shall be construed to incorporate each term set
forth above.

                           ARTICLE 2. GRANTING CLAUSE

     2.1. In consideration of the obligation of Tenant to pay Rent as herein
provided and in consideration of the other terms, covenants and conditions
hereof, Landlord hereby leases to Tenant, and Tenant hereby takes from Landlord
the Leased Premises for the Lease Term commencing on the Commencement Date and
ending on the Termination Date, unless sooner terminated in accordance with the
terms and conditions set forth below.

     2.2. EXCEPT AS SPECIFICALLY PROVIDED IN THIS LEASE, TENANT ACKNOWLEDGES
THAT LANDLORD HAS MADE NO WARRANTIES TO TENANT AS TO THE CONDITION OF THE LEASED
PREMISES, EITHER EXPRESS OR IMPLIED, AND LANDLORD EXPRESSLY DISCLAIMS ANY
EXPRESS OR IMPLIED WARRANTIES OF MERCHANTABILITY, MARKETABILITY, OR FITNESS FOR
A PARTICULAR PURPOSE.

                                      -2-

<PAGE>
            ARTICLE 3. CONSTRUCTION AND ACCEPTANCE OF LEASED PREMISES

     3.1. The Leased Premises shall be constructed in accordance with the
Construction Rider attached as EXHIBIT "C".

     3.2. Tenant acknowledges that (a) it has inspected and accepts the Leased
Premises, specifically including the existing leasehold improvements that will
remain and benefit Tenant (b) the buildings and improvements comprising the
Leased Premises are suitable for the purposes for which they are leased, (c) the
Leased Premises are in rood and satisfactory condition, and (d) no
representation as to the repair of the Leased Premises, nor promises to alter,
remodel or improve the Leased Premises have been made by Landlord, unless
otherwise expressly set forth in the Construction Rider.

     3.3. If this Lease is executed before the Leased Premises become vacant or
otherwise available and ready for occupancy, or if any present Tenant or
occupant of the Leased Premises holds over, and Landlord cannot acquire
possession of the Leased Premises prior to the Commencement Date, Landlord shall
not be deemed to be in default hereunder and Tenant agrees to accept possession
of the Leased Premises at such time as Landlord is able to tender the same,
which date shall be deemed the Commencement Date and Landlord hereby waives
payment of Rent covering any period prior to the tendering of possession to
Tenant hereunder.

     3.4. In determining the floor area of the Leased Premises, distance shall
measured from the exterior face of all exterior walls and the center of all
partition walls which separate the Leased Premises from any interior area.

     3.5. Landlord and Tenant further agree that Tenant's obligations,
privileges, covenants and agreements contained in this Lease shall be operative
and effective regardless of whether the Leased Premises are ever occupied by
Tenant and whether or not this Lease is fully exhibited. If Tenant fails to
occupy the Leased Premises for any reason after substantial completion of any
improvements constructed in accordance with the Construction Rider, or if Tenant
whether constructively or actively prevents or hinders Landlord from
constructing the improvements contemplated by the Construction Rider, this Lease
shall be deemed to have been commenced automatically and the Commencement Date
shall be deemed to be the date on which the improvements would have been
completed in Landlord's sole, but reasonable judgment, but for such hindrance or
prevention by Tenant.

     3.6. Provided that Tenant obtains and delivers to Landlord the certificates
or policies of insurance called for in Article 10, Landlord, in its sole
discretion, may permit Tenant and its employees, agents, contractors and
suppliers to enter the Leased Premises prior to the Commencement Date (and such
entry alone, shall not constitute Tenant's taking possession of the Leased
Premises for the purpose of this Article 3) to prepare the Leased Premises for
Tenant's occupancy. Tenant and each other person or firm who or which enters the
Leased Premises before the Commencement Date shall conduct itself so as to not
interfere with Landlord or other occupants of the Development. Landlord may
withdraw any permission granted pursuant to this Section upon 24 hours notice to
Tenant if Landlord, in its sole discretion, determines that any such
interference has been or may be caused. Any prior entry shall be under all of
the terms of this Lease (other than the obligation to pay Rent) and at Tenant's
sole risk.

                                      -3-

<PAGE>

Landlord shall not be liable in any way for personal injury, death or property
damage (including damage to any personal property which Tenant may bring into,
or any work which Tenant may perform in, the Leased Premises) which may occur in
or about the Development by Tenant or such other person or firm as a result of
any prior entry.

                                 ARTICLE 4. RENT

     4.1. Rental shall accrue hereunder from the Commencement Date and shall be
payable at the address of Landlord's Agent or such other place as Landlord shall
designate in writing to Tenant. Landlord hereby acknowledges receipt from Tenant
of the Prepaid Rent stated in Section 1.1(I) above, to be applied to the first
accruing installments of Rent.

     4.2. Tenant shall pay to Landlord the Rent in monthly installments in the
amounts specified in Section 1.1(I) above, without demand, deduction or setoff.
The first monthly installment of Rent shall be due and payable on or before the
Commencement Date, and installments in the respective amounts specified in
Section 1.1(1) shall be due and payable on or before the first day of each
succeeding calendar month during the Lease Term; provided, that if the
Commencement Date should fall on a date other than the first day of a calendar
month, there shall be due and payable on or before the Commencement Date, as
rental for the balance of the calendar month during which the Commencement Date
shall fall, a sum equal to that proportion of the Rent specified for the first
full calendar month as herein provided, which the number of days from the
Commencement Date to the end of the calendar month during which the Commencement
Date shall fall bears to the total number of days in such month, and all
succeeding installments of Rent shall be payable in the respective amounts
specified in Section 1.1(H) on or before the first day of each succeeding
calendar month during the Lease Term.

     4.3. Tenant agrees to deposit with Landlord on the date hereof the Security
Deposit which shall be held by Landlord, without obligation for interest, as
security for the performance of Tenant's obligations under this Lease. It being
expressly understood and agreed that the Security Deposit is not an advance
rental deposit or a measure of Landlord's damages in case of Tenant's default.
Upon each occurrence of an Event of Default, Landlord may use all or part of the
Security Deposit to pay past due Rent or other payments due Landlord under this
Lease, and the cost o an o her damage, injury, expense or liability caused by
such Event of Default without prejudice to any other remedy provided herein or
provided by law. On demand, Tenant shall pay Landlord the amount that will
restore the Security Deposit to its original amount. If Tenant is not then in
default hereunder, any remaining balance of the Security Deposit shall be
returned by Landlord to Tenant upon termination of this Lease; provided,
however, should the Lease terminate, as herein provided, during the middle of
any year, Landlord shall be permitted to retain the Security Deposit to secure
the payment of any and all amounts of Rent escalations, which are provided for
in this Lease, which might be due for the Tenant's pro-rata portion of the year
that Tenant had occupied the Leased Premises. The Security Deposit shall be
promptly returned to Tenant if Landlord determines that no escalations are due
by the Tenant for such year. If Tenant owes any such escalations, the same shall
be deducted from the Security Deposit, and the balance thereof, if any, remitted
to the Tenant.

     4.4. Should Landlord fail to receive any Rent due under this Lease within
five (5) days after such payment is due, Tenant agrees to pay Landlord as a late
charge, ten percent (10%) of

                                      -4-

<PAGE>
any such payment in order to compensate Landlord for expenses incurred for
processing late payments.

     4.5. Tenant agrees to furnish to Landlord, concurrently with the execution
of this Lease, a Lease Guaranty Agreement in the form attached as EXHIBIT "D"
executed by the Lease Guarantor.

                       ARTICLE 5. USE AND CARE OF PREMISES

     5.1. The Leased Premises shall be used only for the purpose stated in
Section 1.1(L). Outside storage, including without limitation, trucks and other
vehicles, is prohibited without Landlord's prior written consent, which consent
shall not be unreasonably withheld. Tenant shall at its own cost and expense
obtain any and all licenses and permits necessary for any such use. Tenant shall
comply with all governmental orders and directives for the correction,
prevention and abatement of nuisances in or upon, or connected with the Leased
Premises, all at Tenant's sole expense. Tenant shall take care of the Leased
Premises and not permit any unreasonably objectionable or unpleasant odors,
smoke, dust, gas, noise or vibrations to emanate from the Leased Premises and
not take any other action which would constitute a nuisance or would
unreasonably disturb or endanger any other tenants of the Development or
unreasonably interfere with such Tenant's use of their respective leased
premises. Without Landlord's prior written consent, Tenant shall not receive,
store or otherwise handle any product, material, or substance which is
explosive, highly inflammable or hazardous waste. Tenant will not permit the
Leased Premises to be used for any purpose or in any manner (including without
limitation any method of storage) which would (a) render the insurance thereon
void or the insurance risk more hazardous; (b) cause the State Board of
Insurance or other insurance authority to disallow any sprinkler credits; or (c)
increase the fire and extended coverage insurance rate on the building or
structure of which the Leased Premises are a part or its contents. If any
increase in the fire and extended coverage insurance premiums paid by Landlord
for the building in which Tenant occupies space is caused by Tenant's use and
occupancy of the Leased Premises, or if Tenant vacates the Leased Premises and
causes an increase in such premiums, then Tenant shall pay to Landlord as
additional rental the amount of such increase.

     5.2. Tenant shall, at its own expense, comply with all laws, orders, and
requirements of all governmental entities with reference to the use and
occupancy of the Leased Premises. Tenant and Tenant's agents, employees and
invitees shall fully comply with any rules and regulations governing the use of
the buildings or other improvements to the Leased Premises as required by
Landlord. Landlord may make reasonable changes in its Building Rules and
Regulations from time to time as deemed advisable for the safety, care and
cleanliness of the Leased Premises, provided same are in writing and are not in
conflict with this Lease.

     5.3. In the event the Leased Premises constitute a portion of a multiple
occupancy building, Tenant and its employees, agents, customers, invitees,
and/or licensees shall have the right to use the parking areas, if any, as may
be designated by Landlord in writing, subject to such reasonable rules and
regulations as Landlord may from time to time prescribe and subject to rights of
ingress and egress of other lessees. Landlord shall not be responsible for
enforcing Tenant's parking rights against any third parties. Tenant shall, at
its own cost and expense, keep its employees, agents, customers, invitees,
and/or licensees from parking on any streets running

                                      -5-

<PAGE>

through or contiguous to the Development or any other areas as designated by
Landlord. Tenant hereby consents to the removal of any vehicle in violation of
the foregoing designated areas of parking as established by Landlord.

     5.4. Tenant agrees to comply with the terms, covenants and provisions of
the Environmental/Hazardous Waste Agreement which is attached as EXHIBIT "E".

                      ARTICLE 6. MAINTENANCE AND REPAIR OF
                            PREMISES AND ALTERATIONS

     6.1. Landlord, at its own cost and expense, shall keep the foundation,
exterior walls (except plate glass, windows, doors, door closure devises, window
and door frames, molding, locks and hardware, and interior painting or other
interior treatments of exterior walls), and roof of the Leased Premises in good
repair; except that Landlord shall not be required to make any repairs
occasioned by an act of willful negligence by Tenant, its employees, subtenants,
licensees and concessionaires. In the event that the Leased Premises should
become in need of repairs required to be made by the Landlord, Tenant shall give
immediate notice thereof to Landlord, and Landlord shall proceed with reasonable
diligence to make such repairs. Landlord's obligation to maintain the
aforementioned items shall be limited solely to the cost of such repairs or
maintenance or the curing of any defect in the same.

     6.2. Landlord shall perform the paving maintenance, common area and
landscape replacement and maintenance, exterior painting, common water and
sewage line plumbing, and any other common maintenance items and Tenant shall be
liable for Tenant's Proportionate Share of the cost and expense of such repair,
replacement, and maintenance. Landlord reserves the right to perform any
obligations that are otherwise Tenant's obligations in Paragraph 6.4, in which
event Tenant shall promptly reimburse Landlord for the entirety of the costs of
such performance.

     6.3. Landlord reserves the right to alter or modify the building of which
the Leased Premises are a part and/or common areas associated therewith, when
such alterations or modifications are required by governmental laws, codes,
ordinances, regulations, or any other applicable authorities, including, without
limitation, the Americans with Disabilities Act of 1990 (the "ADA"), in which
event Tenant shall be liable for Tenant's Proportionate Share of such cost. If
such modification is a capital modification for the general benefit of the
Development, and is required regardless of Tenant's particular use of the Leased
Premises, then the cost shall be an Operating Cost allocated over the lesser of
five (5) years or the useful life of the modification. Notwithstanding the
foregoing, if such modification is predicated by Tenant's particular use of the
Leased Premises or is principally for the benefit of Tenant (and not other
lessees of the Development) the cost shall be borne entirely by Tenant and
Tenant shall reimburse Landlord for same promptly upon demand.

     6.4. Tenant shall keep the Leased Premises in a good and clean condition
and shall at its sole cost, and expense make all needed repairs and
replacements, including replacement of cracked or broken glass, any special
store front, windows, doors, heating system, plumbing work, pipes and fixtures,
air-conditioning equipment, and the interior of the building generally and other
improvements of the Tenant on the Development outside the Leased Premises,
together

                                      -6-

<PAGE>

with such repairs, replacements and alterations required by any governmental
authority; except for repairs and replacements required to be made by Landlord
under the provisions of this Article 6 and Article 12. Tenant shall also make
all necessary repairs and replacements of its fixtures required for the proper
conduct of its business and any damage due to vandalism or malicious mischief.
If any repairs required to be made by Tenant hereunder are not initiated and
pursued diligently within ten (10) days after notice is delivered to Tenant by
Landlord, Landlord may at its option make such repairs, and Tenant shall pay to
Landlord upon demand as additional rental hereunder the reasonable cost of such
repairs. At the expiration or earlier termination of this Lease, Tenant shall
surrender the Leased Premises, including all improvements located thereon
(except as otherwise provided in Section 6.6) in good condition, reasonable wear
and tear excepted. Landlord agrees to afford to Tenant the benefit of any
guaranties or warranties of third parties which may be applicable to
air-conditioning equipment and other machinery and equipment installed by
Landlord in the Leased Premises, without recourse upon Landlord.

     6.5. Tenant, at its own cost and expense, shall enter into a regularly
scheduled preventative maintenance/service contract with a maintenance
contractor approved by Landlord or servicing all hot water, heating and air
conditioning systems and equipment within the Leased Premises. The service
contract must include all services suggested by the equipment manufacturer in
its operations/maintenance manual and must become effective and a copy thereof
delivered to Landlord within thirty (30) days of the date Tenant takes
possession of the Leased Premises.

     6.6. Tenant shall not make any openings in the roof or exterior walls, nor
make any alterations, additions, or improvements to the Leased Premises without
the prior written consent of Landlord (which consent shall not be unreasonably
withheld or delayed), except for the installation of unattached removable trade
fixtures which may be installed without drilling, cutting or otherwise defacing
the Leased Premises. All alterations, additions, improvements and fixtures
(other than unattached, movable trade fixtures and equipment which may be made
or installed by either party hereto) upon the Leased Premises, including, but
not limited to, the HVAC system, pipes, paneling or other wall covering, any
linoleum or other floor covering of similar character which may be cemented or
otherwise adhesively affixed to the floor of the Leased Premises, shall remain
upon and be surrendered with the Leased Premises and become the property of
Landlord at the expiration or earlier termination of this Lease, all without
credit or compensation to Tenant unless Landlord requests their removal, in
which event Tenant shall remove the same and restore the Leased Premises to its
original condition at Tenant's sole cost and expense. All plumbing or other
electrical wiring connections exposed as result of the removal of Tenant's
removable trade fixtures, shall be kept by Tenant in a safe and workmanlike
manner.

     6.7. All construction work done by Tenant within the Leased Premises shall
be performed in a good and workmanlike manner, in compliance with all
governmental requirements, and at such times and in such manner as to cause a
minimum of interference with other construction in progress and with the
transaction of business in the Development. Without limitation on the generality
of the foregoing, Landlord shall have the right to require that such work be
performed in accordance with rules and regulations which Landlord may from time
to time reasonably prescribe. All costs of such work shall be paid promptly so
as to prevent the assertion of any liens for labor or materials. Tenant agrees
to indemnify Landlord and hold

                                      -7-

<PAGE>
Landlord harmless against any loss, liability or damage resulting from such work
and Tenant shall, if requested by Landlord, furnish a reasonable bond or other
security satisfactory to Landlord against any such loss, liability or damage.
Whenever Tenant proposes to do any construction work within the Leased Premises,
it shall first furnish to Landlord plans and specifications in such detail as
Landlord may request covering all such work. Such plans and specifications shall
comply with such requirements as Landlord may from time to time reasonably
prescribe for construction within the Development. In no event shall any
construction work be commenced within the Leased Premises without Landlord's
written approval of such plans and specifications, which consent shall not be
unreasonably withheld or delayed.

                      ARTICLE 7. LANDLORD'S RIGHT OF ACCESS

     7.1. Landlord, its employees, contractors, agents and representatives,
shall have the right to enter upon the Leased Premises during normal business
hours, unless for emergency reasons, for the purpose of inspecting the same, or
of making repairs or additions to the Leased Premises, or of making repairs,
alterations, or additions to adjacent premises, or of showing the Leased
Premises to prospective purchasers, tenants or lenders. In an emergency,
Landlord (or such other persons and firms) may use any means to open any door
into or in the Leased Premises without any liability therefor.

                      ARTICLE 8. SIGNS; STORE FRONTS; ROOF

     8.1. Tenant shall not, without Landlord's prior written consent,, which
consent shall not be unreasonably withheld or delayed, (a) install outside the
interior surface of the perimeter walls of the Leased Premises any lighting or
awnings, or any decorations or paintings, (b) install any drapes, blinds,
shades, or other coverings on display windows and entrance doors, or (c) erect
or install any signs, window or door lettering, placards, decorations, or
advertising media or any type which can be viewed from outside of the Leased
Premises. All signs and graphics shall conform to the sign criteria established
by Landlord for the Development. Landlord shall have the right to remove any
sign or signs in order to paint the building or Leased Premises or to make any
other repairs or alterations. All signs installed shall be kept in good
condition and in proper operating order at all times. Tenant shall repair,
paint, and/or replace the building facia surface to which its signs are attached
upon vacation of the Leased Premises, or the removal or alteration of its
signage. All signs, decorations, advertising media, blinds, draperies and other
window treatment or bars or other security installations visible from outside
the Leased Premises shall conform at Tenant's expense in all respects to the
criteria established by Landlord and any applicable governmental laws,
ordinances, regulations, or other requirements. Use of the roof is reserved to
the Landlord, provided such use does not unreasonably interfere with Tenant's
occupancy.

                              ARTICLE 9. UTILITIES

     9.1. Landlord agrees to cause to be provided and maintained the necessary
mains, conduits and other facilities necessary to supply normal water, gas (if
applicable), electricity, and sewerage service to the Leased Premises. The cost
of maintaining the above shall be as is stated in Article 20.

                                      -8-

<PAGE>

     9.2. Tenant shall promptly pay all charges for separately metered utilities
furnished to the Leased Premises. In the event water is not separately metered
to Tenant, Tenant agrees that it will not use water for uses other than normal
domestic restroom and kitchen usage without Landlord's prior written consent.
Tenant further agrees to reimburse Landlord for the entire amount of common
water costs as additional rental if, in fact, Tenant uses water for uses other
than normal domestic restroom and kitchen uses without first obtaining
Landlord's written permission. If reasonably requested by Landlord, Tenant
agrees in such event to install at its own expense, a submeter to determine
Tenant's usage. Tenant further agrees to notify Landlord of any other sewer use
("Excess Sewer Use") and also agrees to reimburse Landlord for the costs and
expenses related to Tenant's Excess Sewer Use, which shall include, but not
limited to, the cost of acquiring additional sewer capacity to service Tenant's
Leased Premises.

     9.3. Landlord shall not be liable for any interruption whatsoever in
utility services not furnished by it, nor for interruptions in utility services
furnished by it which are due to fire, accident, strike, acts of God, or other
causes beyond the control of Landlord or in order to make alterations, repairs
or improvements.

                              ARTICLE 10. INSURANCE

     10.1 Landlord shall cause to be maintained upon all of the buildings
situated within the Development, fire and extended coverage insurance and such
other insurance as Landlord may deem appropriate. Tenant shall pay to Landlord,
as additional rental upon demand, Tenant's Proportionate Share of the increased
cost of all of such insurance, as is stated in Section 20.1

     10.2 Tenant shall obtain and maintain through the Lease Term the following
policies of insurance:

     A.   Fire and extended coverage insurance, with vandalism, malicious
          mischief and sprinkler leakage endorsements, covering the replacement
          costs of (i) all alterations, additions, partitions and improvements
          installed or placed on the Leased Premises by Tenant or by Landlord on
          behalf of Tenant, including existing leasehold improvements and (ii)
          all of Tenant's personal property located in and on the Leased
          Premises (including, but not limited to, the HVAC system and plate
          glass).

     B.   Commercial general liability insurance against claims for bodily
          injury, death, sickness and property damage occurring in or about the
          Leased Premises, such insurance to afford protection of not less than
          $1,000,000.00 combined single limit per occurrence, subject to an
          aggregate limit of $1,000,000.00.

     C.   Such other policy or policies of insurance as Landlord may reasonably
          require or as Landlord is then requiring from one or more other
          tenants of the Development.

Tenant shall deliver to Landlord, prior to the Commencement Date, certificates
of such insurance and shall, at all times during the Lease Term, deliver to
Landlord upon request, true and correct copies of said insurance policies. The
policy described in clause (b) shall (i) name Landlord and Landlord's Agent as
additional insured, (ii) provide that it will not be canceled or reduced in

                                      -9-

<PAGE>
coverage, (iii) contain a loss payable clause designating Tenant and Landlord as
loss payees as their respective interest may appear, (iv) insure performance of
the indemnities of Tenant contain in Section 10.4 and elsewhere in this Lease,
(v) contain a replacement cost endorsement, Texas Standard Form 164, and (vi) be
primary coverage; so that any insurance coverage obtained by Landlord shall be
in excess thereto. Tenant shall deliver to Landlord certificates of renewal at
least 30 days prior to the expiration date of each such policy and copies of new
policies at least 30 days prior to terminating any such policies. All policies
of insurance required to be obtained and maintained by Tenant shall be subject
to the reasonable approval of Landlord as to terms coverage, deductibles and
issuer.

     10.3 Landlord and Tenant hereby waive all claims, rights of recovery and
causes of action that either party or any party claiming by, through or under
such party may now or hereafter have by subrogation or otherwise against the
other party or against any of the other party's officers, directors,
shareholders, partners or employees for any loss or damage that may occur to the
Development, the Leased Premises, Tenant's improvements or any of the contents
of any of the foregoing by reason of fire or other casualty, or by reason of any
other cause except gross negligence or willful misconduct (thus including simple
negligence of the parties hereto or their officers, directors, shareholders,
partners or employees), that could have been insured against under the terms of
(a) in the case of Landlord, the standard fire and extended coverage insurance
policies available in the state where the Development is located at the time of
the casualty, and (b) in the case of Tenant, the fire and extended coverage
insurance policy required to be obtained and maintained under Section 10.2;
provided, however, that the waiver set forth in this Section 10.3 shall (y) be
ineffective against any insurer of Landlord or Tenant to the extent that the
waiver is prohibited by the laws or insurance regulations of the state in which
the Development is located or would invalidate any insurance coverage of
Landlord or Tenant, and (z) not apply to any deductibles on insurance policies
carried by Landlord or to any coinsurance penalty which Landlord might sustain.
Landlord and Tenant hereby agree to cause (if available) an endorsement to be
issued to their respective insurance policies recognizing this waiver of
subrogation.

     10.4 Tenant hereby assumes liability for, and agrees to defend, indemnify,
protect and hold harmless Landlord, its successors, assigns, affiliates,
directors, shareholders, partners, contractors, employees and agents (all of the
prior parties individually and collectively, the "Landlord's Related Parties")
from and against, all liabilities, obligations, fines, demands, judgments,
losses, damages, penalties, claims, actions, suits, costs, expenses and
disbursements (including court costs and reasonable attorneys' fees) of every
kind or character (a) arising from any breach, violation or non-performance of
any term, provision, covenant, agreement or condition on the part of Tenant
hereunder (b) recovered from or asserted against any of the Landlord's Related
Parties on account of injury or damage to person or property to the extent that
any such damage or injury may be incident to, arise out of or be caused, either
approximately or remotely, wholly or in part, by any act, omission, negligence
or misconduct on the part of Tenant or any of its agents, servants, employees,
contractors, or invitees or of any other person entering upon the Leased
Premises under or with the express or implied invitation or permission of
Tenant, (c) arising from or arising out of the occupancy or use by Tenant, its
agents, servants, employees, contractors or invitees of the Leased Premises or
arising any event, circumstance, or occurrence within the Leased Premises,
howsoever caused, and/or (d) suffered by, recovered from or asserted against any
of the Landlord's Related Patties by Tenant's

                                      -10-

<PAGE>
employees, agents, servants, contractors or invitees. Such indemnification of
any of the Landlord's Related Parties by Tenant shall be effective (i) unless
such damage to property results from the gross negligence or willful misconduct
of Landlord or any of its duly authorized agents or employees, (ii) unless such
injury to person results from the negligence or willful misconduct by Landlord
or any of its duly authorized agents or employees.

     10.5 Tenant covenants and agrees and in case any of the Landlord's Related
Parties shall be made a party to any litigation commenced by or against Tenant
with respect to which Tenant has agreed to indemnify the Landlord's Related
Parties hereunder or relating to this Lease or to the Leased Premises, then
Tenant shall and will pay all costs and expense, including reasonable fees and
any court costs, incurred by or imposes upon any of the Landlord's Related
Parties by virtue of any such litigation and the amount of all such costs and
expense, including reasonable attorney's fees and court costs, shall be a demand
obligation owing by Tenant to the Landlord's Related Parties.

     10.6 The provisions of Section 10.4 shall survive the expiration or
termination of this Lease with respect of any claim or liability occurring prior
to such expiration or termination. The indemnification provided by Section 10.4
is subject to the Landlord's waiver of recovery specified in Section 10.3, to
the extent of Landlord's recovery of loss proceeds under policies of insurance
described therein.

                  ARTICLE 11. NON-LIABILITY FOR CERTAIN DAMAGES

     11.1 Except as specifically provided herein, Landlord and Landlord's
Related Parties shall have no responsibility or liability to Tenant, or to
Tenant's officers, directors, shareholders, partners, employees, agents,
contractors or invitees, and Tenant hereby waives and releases any claims
against Landlord and Landlord's Related Parties for bodily injury, death,
property damage, business interruption, loss of profits, loss of trade secrets
or other direct or consequential damages occasioned by (a) the acts or omissions
of any other tenant or such other tenant's officers, directors, shareholders,
partners, employees, agents, contractors or other invitees within the
Development, (b) force majeure, (c) vandalism, theft, burglary, robbery, rape,
murder, assault and other criminal acts (other than those committed by Landlord
and its employees), (d) water leakage, the backing up of drains or flooding, or
(e) the repair, replacement, maintenance, damage, destruction or relocation of
the Leased Premises.

     11.2 Any and all security of any kind for Tenant, Tenant's agents,
employees or invitees, the Leased Premises, or any personal property thereon
(including, without limitation, any personal property of any sublessee) shall be
the sole responsibility and obligation of Tenant, and shall be provided by
Tenant at Tenant's sole cost and expense. Tenant acknowledges and agrees that
the Landlord shall have no obligation or liability whatsoever with respect to
the same. Tenant shall indemnify and hold Landlord harmless from and against any
and all loss, cost, damage or other liability arising directly or indirectly
from security measures or the absence thereof with respect to the Leased
Premises and the Development. Tenant may, at Tenant's sole cost and expense,
install alarm systems in the Leased Premises provided such installation complies
with the provisions of Article 6 hereof. Removal of such alarm systems shall be
Tenant's sole responsibility and, at Tenant's sole cost and expense, shall be
completed prior to the Lease termination and all affected areas of the Leased
Premises shall be repaired and/or

                                      -11-

<PAGE>
restored in a good and workmanlike manner to the condition that existed prior to
such installation. Notwithstanding the foregoing, Landlord may elect in
Landlord's sole discretion, to contract for common security services, to
whatever extent Landlord may deem appropriate, for the Development; provided,
however Tenant acknowledges and agrees that Landlord shall in no event be
obligated to provide any such services and the provision of such services shall
not alter or modify Tenant's indemnification of Landlord or the obligation of
Tenant to provide its own security as set forth herein. The cost of any security
services contracted for by Landlord shall be treated as an Operating Cost
pursuant to Article 20 hereof.

                         ARTICLE 12. DAMAGE BY CASUALTY

     12.1 Tenant shall give immediate notice to Landlord of any damage caused to
the Leased Premises by fire or other casualty.

     12.2 If the Development or the Leased Premises are totally destroyed, or if
the Development or the Leased Premises are partially destroyed but in Landlord's
reasonable opinion, they cannot be restored to an economically viable and
quality project, or if the insurance proceeds payable to Landlord as a result of
any casualty are, in Landlord's reasonable opinion, inadequate to restore the
portion remaining to an economically viable and quality office warehouse, Land
lord may, at its election exercisable by the giving of notice to Tenant within
sixty (60) days after the casualty, terminate this Lease as of the date of the
casualty or the date Tenant is deprived of possession of the Leased Premises
(whichever is later). If this Lease is not terminated as a result of a casualty,
Landlord shall (subject to Section 12.4) restore the Leased Premises to
substantially the condition in which the same existed prior to the casualty.
During the period of restoration, Rent shall be abated to the extent that the
Leased Premises are rendered untenable and, after the period of restoration,
Rent shall be reduced in the proportion that the area of the Leased Premises
remaining tenable after the casualty bears to the area of the Leased Premises
just prior to the casualty. If any portion of Rent is abated under this Section,
Landlord may elect to extend the expiration date of the Lease Term for the
period of the abatement.

     12.3 Notwithstanding any provision to this Lease to the contrary, if the
Leased Premises or the Development are damaged or destroyed as a result (i)
vandalism, malicious mischief, burglary or theft, or (ii) of a casualty arising
from the acts or omissions of Tenant, or any of Tenant's officers, directors,
shareholders, partners, employees, contractors, agents, invitees or
representatives, (a) Tenant's obligation to pay Rent and to perform its other
obligations under this Lease shall not be abated, reduced or altered in any
manner, (b) Landlord shall not be obligated to repair or restore the Leased
Premises or the Development, and (c) Tenant shall be obligated, at Tenant's
costs, to repair and restore the Leased Premises or the Development to the
condition they were in just prior to the damage or destruction under the
direction and supervision of, to the satisfaction of, Landlord.

     12.4 Notwithstanding anything herein to the contrary, in the event the
holder of any indebtedness secured by mortgage or deed of trust covering the
Development requires that the insurance proceeds be applied to such
indebtedness, Landlord shall have the right to terminate this Lease by
delivering notice of termination to Tenant within fifteen (15) days after such
requirement is made known by any such holder, whereupon all rights and
obligations hereunder shall cease and terminate.

                                      -12-

<PAGE>

     12.5 If the insurance policies maintained by Landlord with respect to the
Development contain a deductible feature, then Tenant, in the event of a loss to
the Leased Premises, shall pay to Landlord, Tenant's pro rata share thereof,
based upon the amount of such deductible feature multiplied by a fraction, the
numerator of which is the total number of square feet comprising the Leased
Premises and the denominator of which is the aggregate number of square feet of
the total floor area leased to all Tenants in the Development whose Premises
have been damaged or destroyed by such casualty. Tenant's pro rata share of such
deductible amount shall be payable to Landlord within ten (10) days of receipt
from Landlord of a statement therefore and a payment thereof by Tenant shall be
a condition precedent to Landlord's obligations to repair or restore the Leased
Premises as provided above.

                            ARTICLE 13. CONDEMNATION

     13.1 If all of the Development is taken (as defined below), or if so much
of the Development is taken that, in Landlord's opinion, the remainder cannot be
restored to an economically viable and quality office warehouse, or if the award
payable to Landlord as a result of any taking is in Landlord's opinion,
inadequate to restore the remainder to an economically viable and quality office
warehouse, Landlord may, at its election, exercisable by the giving of notice to
Tenant within sixty (60) days after the date of the taking, terminate this Lease
as of the date of the taking or the date Tenant is deprived of possession of the
Leased Premises (whichever is later). As used herein, the terms "taken" or
"taking" shall mean the actual constructive condemnation, or the actual
constructive acquisition by or under threat of condemnation, eminent domain or
similar proceeding to any public or quasi-public use under governmental law,
ordinance or regulation, or by private purchase in lieu thereof. If this Lease
is not terminated as a result of a taking, Landlord shall restore the Leased
Premises remaining after the taking to substantially the condition to which the
same existed prior to the taking. During the period of restoration, Rent shall
be abated to the extent the Leased Premises are rendered untenable and, after
the period of restoration, Rent shall be reduced in the proportionate of the
area of the Leased Premises taken or otherwise rendered untenable bears to the
area of the Leased Premises just prior to the taking. If any portion of Rent is
abated under this Section, Landlord may elect to extend the expiration date of
the Lease Term for the period of the abatement. All awards, proceeds,
compensation or other payments from or with respect to any taking of the
Development or any portion thereof shall belong to Landlord, Tenant. hereby
assigning to Landlord all of its right, title, interest and claim to same,
Tenant shall have the right to assert a separate claim for and recover from the
condemning authority, but not from Landlord, such compensation as may be awarded
to Tenant for loss of business or good will, Tenant's moving and relocation
expenses, and depreciation to and loss of Tenant's fixtures, improvements and
moveable personal property, if a separate award for such items is made to
Tenant.

                      ARTICLE 14. ASSIGNMENT AND SUBLETTING

     14.1 Tenant shall not assign this Lease nor sublet all or any part of the
Leased Premises without prior written consent of Landlord; provided, however, if
the proposed assignee would not compete in the use of the Leased Premises with
any of the then existing tenants of the Development and is, in the reasonable
opinion of Landlord, of equal or better financial condition to Tenant, Landlord
shall not unreasonably withhold its consent to the assignment. Any

                                      -13-

<PAGE>
attempted assignment, subletting, transfer or encumbrance by Tenant in violation
of this Section 14.1 shall be void. In the event of a permitted assignment,
Landlord shall have the option, upon receipt from Tenant of written request for
Landlord's consent to assignment to (i) cancel this Lease as of the date the
requested assignment is to be effective, or (ii) consent to the assignment in
which event Tenant shall, at all times, remain fully responsible and liable for
the payment of Rent and for the compliance of all of its obligations under the
terms, provisions and covenants of this Lease. If Landlord elects the option
specified in (ii) above, all rentals due and payable by any assignee under any
permitted assignment shall be retained by Tenant. The option granted to Landlord
shall be exercised within fifteen (15) days following the Landlord's receipt of
notice from Tenant by delivery to Tenant of notice of Landlord's election. In
the event notice of Landlord's election is not given within the time period
specified above, Landlord shall be deemed to have elected option (ii) above. U p
on the occurrence of an Event of Default (as defined in Section 16.1 below), if
all or any part of the Leased Premises are then assigned or sublet, Landlord, in
addition to any other remedies provided by this Lease or provided by law, may,
at its option, collect directly from the assignee or subtenant all Rent becoming
due to the Tenant by reason of the assignment or subletting, and Landlord shall
have a security interest in all properties on the Leased Premises to secure
payment of such sums. Any sums collected directly by Landlord from the assignee
or subtenant shall not be construed to constitute a novation or a release of
Tenant from the further performance of its obligations under this Lease. For
purposes of this paragraph, a sale or transfer of more than 50% of the assets of
Tenant shall be deemed to be an assignment, unless the transferee is a wholly
owned subsidiary, parent or affiliate of Tenant.

     14.2 If this Lease is assigned to any person or entity pursuant to the
provision of the Bankruptcy Code, 11 U.S.C. ss. 101 et. seq., (the "Bankruptcy
Code"), any and all monies or other consideration payable or otherwise to be
delivered in connection with such assignment shall be paid or delivered to
Landlord, shall be and remain the exclusive property of Landlord and shall not
constitute property of Tenant or of the estate of Tenant within the meaning of
the Bankruptcy Code. Any and all monies or other considerations constituting
Landlord's property under the preceding sentence not paid or delivered to
Landlord shall be held in trust for the benefit of Landlord and be held in trust
for the benefit of Landlord and be promptly paid or delivered to Landlord.

     14.3 Any person or entity to which this Lease is assigned pursuant to the
provisions of the Bankruptcy Code shall be deemed, without further act or deed,
to have assumed all of the obligations arising under this Lease on and after the
date of such assignment. Any such assignee shall upon demand execute and deliver
to Landlord an instrument confirming such assumption.

     14.4 Landlord shall have the right to transfer, assign, sublet or encumber
in whole or in part, its rights and obligations in the building and property
that are the subject of this Lease. In the event of the transfer and assignment
by Landlord of its interest in this Lease and in the building containing the
Leased Premises to a person expressly assuming the Landlord's obligations under
this Lease, Landlord shall thereby be released from any further responsibility
hereunder, and Tenant agrees to look solely to such successor in interest of the
Landlord for performance of such obligations. Any security given by Tenant to
Landlord to secure performance of Tenant's obligations hereunder may be assigned
and transferred by Landlord to such successor in interest of Landlord; and, upon
acknowledgment by such successor of receipt

                                      -14-

<PAGE>

of such security and its express assumption of the obligation to account to
Tenant for such security in accordance with the terms of this Lease, Landlord
shall thereby be discharged of any further obligation relating thereto.

                   ARTICLE 15. PROPERTY TAXES AND ASSESSMENTS

     15.1 Subject to the provision of Section 15.2 below, Landlord agrees to pay
before they become delinquent all real estate taxes and special assessments
lawfully levied or assessed against the Leased Premises or any part thereof
owned by Landlord; provided, however, Landlord may, at its sole cost and expense
dispute and contest the same, and in such case, such disputed item need not be
paid until finally adjudged to be valid. The Landlord shall have the right to
employ a tax consulting firm to attempt to assure a fair tax burden on the
Development with the applicable taxing authority. Tenant agrees to pay Tenant's
Proportionate Share of the costs of such consultant.

     15.2 Tenant shall be liable for all taxes levied or assessed against any
personal property or fixtures placed in the Leased Premises. If any such taxes
are levied or assessed against Landlord or Landlord's property and (a) Landlord
pays the same, or (b) the assessed value of Landlord's property is increased by
inclusion of such personal property and fixtures and Landlord pays the increased
taxes, then, upon demand, Tenant shall pay to Landlord such taxes.

     15.3 If, at any time during the primary term of this Lease or any renewal
or extension thereof, any special assessments should be made against the
Development whether for street improvements or other purposes, each monthly
installment of Rent required to be paid by Tenant to Landlord under the terms of
this Lease shall be increased by a sum equal to the fraction (having a numerator
of one and a denominator of the number of months the appropriate governmental
agency levying such assessment permits Landlord to pay for same) of the amount
of Tenant's Proportionate Share of such assessment, plus interest Landlord must
pay thereon. Such increase shall become effective on the first day of the month
following the month in which such assessment or expenditure is required to be
paid by Landlord and shall continue until the expiration or earlier termination
of the Lease Term and any renewals or extensions thereof, or until the
expiration of that number of months (being the number of months the appropriate
governmental agency levying such assessment permits Landlord to pay for same)
after the first such increased Rent payment shall become due, whichever event
shall first occur. If, at any time, during the primary term of this Lease or any
renewal or extension thereof, any governmental agency or body requires a
modification or change in the Leased Premises or any part thereof, Tenant shall
pay to the Landlord, on demand, the total cost of such modification or change;
provided, however, if any such modifications or change is required to be made to
the entire Development, or a building or buildings therein, Tenant shall pay to
Landlord, on demand, Tenant's Proportionate Share thereof. Should any
governmental body or agency determine that the Tenant's use of the sanitary
sewer system serving the Development causes the sewerage standards of the
Development to exceed certain maximum permitted requirements promulgated by such
governmental body or agency, which causes an increase in the sanitary sewer
rates or charges applicable to the building or buildings within the Development,
Tenant shall, at the option of the Landlord, be required to (a) pay the amount
of such increased charges; or (b) install, at Tenant's sole cost and expense, a
separate water meter and sanitary sewer line serving the Leased Premises.

                                      -15-

<PAGE>

                        ARTICLE 16. DEFAULTS AND REMEDIES

     16.1 The following events shall be deemed to be "Events of Default" by
Tenant under this Lease:

     A.   Tenant shall fail to pay any installment of Rent hereby reserved
          promptly when due.

     B.   Tenant shall fail to comply with any term, provision, or covenant of
          this Lease, other than the payment of Rent, and shall not begin and
          pursue with reasonable diligence the cure of such failure within
          fifteen (15) days after written notice thereof to Tenant; provided,
          however, after Landlord has given Tenant written notice pursuant to
          this clause on two (2) separate occasions with regard to the same or
          substantially similar Event of Default within one (1) calendar year,
          Landlord shall not be required to give Tenant any further notice under
          this clause.

     C.   Tenant or the Lease Guarantor shall become insolvent, or shall make a
          transfer in fraud of creditors, or shall make an assignment for the
          benefit of creditors.

     D.   Tenant or Lease Guarantor shall file a petition under any section or
          chapter of the Bankruptcy Code, or under any similar law or statute of
          the United States of America or any State thereof; or Tenant or the
          Lease Guarantor shall be adjudged bankrupt or insolvent in proceedings
          filed against Tenant or such guarantor thereunder.

     E.   A receiver or trustee shall be appointed for the Leased Premises or
          for all or substantially all of the assets of Tenant or the Lease
          Guarantor.

     F.   Tenant shall fail to occupy, desert, abandon or vacate any substantial
          portion of the Leased Premises.

     G.   Tenant shall do or permit to be done anything which creates a lien
          upon the Leased Premises, except were Tenant in good faith disputes
          the underlying charges, established an escrow for the disputed amount,
          and pursues with reasonable diligence the resolution of such claim and
          lien.

     16.2 Upon the occurrence of any such Event of Default, Landlord shall have
the option to pursue any one or more of the following remedies in addition to
all other rights, remedies and recourses afforded Landlord hereunder or by law
or equity, without any notice or demand whatsoever, except as may be
specifically provided herein:

     A.   Terminate this Lease.

     B.   Enter upon and take possession of the Leased Premises without
          terminating this Lease.

     C.   Alter all locks and other security devices at the Leased Premises with
          or without terminating this Lease, and pursue, at Landlord's option,
          one or more remedies

                                      -16-

<PAGE>

          pursuant to this Lease, Tenant hereby specifically waiving any state
          or federal law to the contrary.

     D.   Enter upon the Leased Premises using whatever legal means available to
          Landlord, and do whatever Tenant is obligated to do under the terms of
          this Lease; and Tenant further agrees that Landlord shall not be
          liable for any damages resulting to the Tenant from such action,
          unless caused by the gross negligence or willful misconduct of
          Landlord;

     16.3 Upon any such Event of Default, Tenant shall immediately upon demand
surrender the Leased Premises to Landlord, and if Tenant fails so to do,
Landlord, without waiving any other remedy it may have, may enter upon and take
possession of the Leased Premises and expel or remove Tenant and any other
person who may be occupying such Leased Premises or any part thereof using
whatever legal means available to Landlord. Pursuit of any of the foregoing
remedies shall not preclude pursuit of any of the other remedies herein provided
or any other remedies provided by law, nor shall pursuit of any remedy herein
provided constitute a forfeiture or violation of any of the terms, provisions
and covenants herein contained. Forbearance by Landlord to enforce one or more
of the remedies herein provided upon an event of default shall not be deemed or
construed to constitute a waiver of such default. Landlord may seek to restrain
or enjoin any Event of Default or threatened Event of Default without the
necessity of proving the inadequacy of any legal remedy or irreparable harm.

     16.4 If Landlord terminates this Lease, at Landlord's option, Tenant shall
be liable for and shall pay to Landlord, the sum of all Rent and other payments
owed to Landlord hereunder accrued to the date of such termination, plus, as
liquidated damages, an amount equal to the present value (using the current
"prime" interest rate of Texas Commerce Bank, N.A., or should such financial
institution no longer exist, a comparable financial institution) of the total
Rent and other payments owed hereunder for the remaining portion of the Lease
Term, calculated as if the Lease Term expired on the date set forth in Paragraph
1.1(F), less the then fair market rental of the Leased Premises for such period,
which because of the difficulty of ascertaining such value, Landlord and Tenant
stipulate and agree, shall in no event be deemed to exceed seventy-five percent
(75 %) of the total rental amount (including any and all amounts due as
additional rental) set forth in Paragraph 1.1(I).

     16.5 If Landlord repossesses the Leased Premises without terminating the
Lease, Tenant, at Landlord's option, shall be liable for and shall pay Landlord
on demand all Rent and other payments owed to Landlord hereunder, accrued to the
date of such repossession, plus all amounts required to be p aid by Tenant to
Landlord until the date of expiration of the Lease Term as stated in Paragraph
1.1(F), diminished by all amounts received by Landlord through reletting of the
Leased Premises during such remaining term (but only to the extent of the Rent
herein reserved). Actions to collect amounts due by Tenant to Landlord under
this Section 16.5 may be brought from time to time, on one or more occasions,
without the necessity of Landlord's waiting until expiration of the Lease Term.

     16.6 If Landlord repossesses the Leased Premises pursuant to the authority
herein granted, then Landlord shall have the right to (i) keep in place and use,
or (ii) remove and store, all of the furniture, fixtures and equipment at the
Leased Premises, including that which is owned

                                      -17-

<PAGE>

by or leased to Tenant at all times prior to any foreclosure thereon by Landlord
or repossession thereof by any lessor thereof or third party having a lien
thereon. Landlord also shall have the right to relinquish possession of all or
any portion of such furniture, fixtures, equipment and other property to any
person ("Claimant") who presents to Landlord a copy of any instrument
represented by Claimant to have been executed by Tenant (or any predecessor of
Tenant) granting Claimant the right under various circumstances to take
possession of such furniture, fixtures, equipment or other property, without the
necessity on the part of Landlord to inquire into the authenticity or legality
of such instrument.

     16.7 Upon termination of this Lease or upon termination of Tenant's right
to possession of the Leased Premises, Landlord may, but shall not be obligated
to, attempt to relet the Leased Premises. If Landlord does elect to relet,
Landlord may relet such portion of the Leased Premises, for such period, to such
tenant, and for such use and purpose as Landlord, in the exercise of its
reasonable discretion, may choose. Tenant shall not be entitled to the excess of
any rent obtained by reletting over the Rent herein reserved.

     16.8 The rights, remedies and recourses of Landlord for an Event of Default
shall be cumulative and no right, remedy or recourse of Landlord, whether
exercised by Landlord or not, shall be deemed to be in exclusion of any other.

     16.9 Provisions of this Lease may not be waived orally or impliedly, but
only by the party entitled to the benefit of the provision evidencing the waiver
in writing. Thus, neither the acceptance of Rent by Landlord following an Event
of Default (whether known to Landlord or not), nor any other custom or practice
followed in connection with this Lease, shall constitute a waiver by Landlord of
such Event of Default or any other or future Event of Default. Further, the
failure by Landlord to complain of any action or inaction by Tenant, or to
assert that any action or inaction by Tenant constitutes (or would constitute,
with the giving of notice and the passage of time) an Event of Default,
regardless of how long such failure continues, shall not extinguish, waive or in
any way diminish the rights, remedies and recourses of Landlord with respect to
such action or inaction. No waiver by Landlord of any provision of this Lease or
of any breach by Tenant of any obligation of Tenant hereunder shall be deemed to
be a waiver of any other provision hereof, or of any subsequent breach by Tenant
of the same or any other provision hereof. Landlord's consent to any act by
Tenant requiring Landlord's consent shall not be deemed to render unnecessary
the obtaining of Landlord's consent to any subsequent act of Tenant. No act or
omission by Landlord (other than Landlord's execution of a document
acknowledging such surrender) or Landlord's agents, including the delivery of
the keys to the Leased Premises, shall constitute an acceptance of a surrender
of the Leased Premises.

     16.10. Upon any Event of Default, Tenant shall also pay to Landlord all
reasonable costs and expenses incurred by Landlord, including court costs and
expenses incurred by Landlord, in (a) retaking or otherwise obtaining possession
of the Leased Premises, (b) removing and storing Tenant's or any other
occupant's property, (c) repairing, restoring, or otherwise putting the Leased
Premises into as good a condition as that in which it was originally delivered
to Tenant, (d) reletting all or any part of the Leased Premises, (e) paying or
performing the underlying obligation which Tenant failed to pay or perform, and
(f) enforcing any of Landlord's rights, remedies or recourses arising as a
consequence of the Event of Default.

                                      -18-

<PAGE>

     16.11. Landlord shall be in default hereunder only if Landlord has failed,
within thirty (30) days from the receipt by Landlord of notice from Tenant of
any alleged default by Landlord, to begin and pursue with reasonable diligence
the cure of any alleged default of Landlord hereunder. Unless or until Landlord
fails to commence cure any default after the receipt of such notice and the
passage of such time, Tenant shall not have any remedy or cause of action by
reason thereof. In the event of any default by Landlord, Tenant's exclusive
remedy shall be an action for damages or a suit for specific performance (Tenant
hereby waiving the benefit of any laws granting Tenant a lien upon the property
of Landlord and/or upon Rent due to Landlord or the right to terminate this
Lease). Landlord's obligations hereunder shall be construed as covenants, not
conditions.

     16.12. If Landlord defaults under this Lease and, as a consequence of the
default, Tenant recovers a money judgment against Landlord and/or any of the
Landlord Related Parties, the judgment shall be satisfied only out of, and
Tenant hereby agrees to look solely to, the interest of Landlord and/or any of
the Landlord Related Parties in the Development as the same may then be
encumbered, and neither Landlord nor any Landlord Related Parties shall
otherwise be liable for any deficiency. In no event shall Tenant have the right
to levy execution against any property of Landlord other than their interest in
the Development. Under no circumstances whatsoever shall Landlord or any
Landlord Related Part y ever be liable hereunder in any capacity for
consequential damages or special damages. This Section shall not limit any right
of Tenant to obtain specific performances of Landlord's obligations hereunder.

                           ARTICLE 17. LANDLORD'S LIEN

     17.1 In addition to the statutory landlord's lien, Landlord shall have at
all times a valid security interest to secure payment of all rentals and other
sums of money becoming due hereunder from Tenant, and to secure payments of any
damages or loss which Landlord may suffer by reason of the breach by Tenant of
any covenant, agreement or condition contained herein, upon all goods, wares,
equipment, fixtures, furniture, improvements and other personal property of
Tenant presently, or which may hereafter be, situated on the Leased Premises,
and all proceeds therefrom and such property shall not be removed from the
Leased Premises without the consent of Landlord until all arrearages in rent as
well as any and all other sums of money then due to Landlord hereunder shall
first have been paid and discharged and all the covenants, agreements and
conditions hereof have been fully complied with and performed by Tenant. Upon
the occurrence of an event of default by Tenant, Landlord may, in addition to
any other remedies provided herein or by law, enter upon the Leased Premises and
take possession of any and all goods, wares, equipment, fixtures, furniture,
improvements and other personal property of Tenant situated on the Leased
Premises, without liability for trespass or conversion, an d sell the same at
private or public sale, with or without having such property at the sale, after
giving Tenant reasonable notice of the time and place of any public sale or of
the time after which any private sale is to be made. Unless otherwise required
by law, and without intending to exclude any other manner of giving Tenant
reasonable notice, the requirement of reasonable notice to Tenant of a private
or public sale shall be met if such notice is given in the manner prescribed in
Article 21 of this Lease at least ten (10) days before the time of sale, Tenant
agreeing that such notice affords Tenant sufficient opportunity prior to sale to
obtain a hearing if desired by Tenant. Any public sale made under this Article
17 shall be deemed to have been conducted in a

                                      -19-

<PAGE>
commercially reasonable manner if held in the Leased Premises or where the
property is located, after the time, place and method of sale and a general
description of the type of property to be sold have been advertised in a daily
newspaper published in Harris County, Texas, for five (5) consecutive days
before the date of the sale. Landlord or its assigns may purchase at a public
sale, and unless prohibited by law, at a private sale. The proceeds from any
disposition dealt with in this Article 17, less any and all expenses connected
with the taking of possession, holding and selling of the property (including
reasonable attorney's fees and legal expenses), shall be applied as a credit
against the indebtedness secured by the security interest granted in this
Article 17. Any surplus shall be paid to Tenant or as otherwise required by law;
Tenant shall pay any deficiencies forthwith. The statutory lien for Rent is not
hereby waived, the security interest herein granted being in addition and
supplementary thereto.

     17.2 Upon request by Landlord, Tenant agrees to execute and deliver to
Landlord a financing statement in form sufficient to perfect the security
interest of Landlord in the aforementioned property and proceeds thereof under
the provisions of the Uniform Commercial Code in force in the State of Texas.
Tenant hereby appoints Landlord its agent and attorney-in-fact for purposes of
filing UCC-1 statements in the appropriate governmental offices to evidence the
liens herein granted.

                     ARTICLE 18. SURRENDER AND HOLDING OVER

     18.1 Upon the expiration or termination of the Lease Term for whatever
cause, or upon the exercise by Landlord of its right to re-enter the Leased
Premises without terminating this Lease, Tenant shall immediately, quietly and
peaceably surrender to Landlord possession of the Leased Premises in "broom
clean" and good order, condition and repair, except only for ordinary wear and
tear, damage by casualty not covered by Section 6.4 and repairs to be made by
Landlord pursuant to Section 6.1. If Tenant fails to surrender possession as
herein required, Landlord may initiate any and all legal action as Landlord may
elect to dispossess Tenant and all of its property, and all persons or firms
claiming by, through or under Tenant and all of their property, from the Leased
Premises, and may remove from the Leased Premises and store (without any
liability for loss, theft, damage or destruction thereto) any such property at
Tenant's cost and expense. For so long as Tenant remains in possession of the
Leased Premises after such expiration, termination or exercise by Landlord of
its re-entry right, Tenant shall be deemed to be occupying the Leased Premises
as a tenant-at-sufferance, subject to all of the obligations of Tenant under
this Lease, except that the daily Rent shall be twice the per day Rent in effect
immediately prior to such expiration, termination or exercise by Landlord. No
such holding over shall extend the Lease Term. If Tenant fails to surrender
possession of the Leased Premises in the condition herein required, Landlord
may, at Tenant's expense, restore the Leased Premises to such condition.

     18.2 Tenant shall be liable to Landlord for all loss or damage on account
of any such holding over against Landlord's will after the termination of this
Lease, whether such loss or damage may be contemplated at this time or not.

                                      -20-

<PAGE>

               ARTICLE 19. SUBORDINATION, ATTORNMENT AND ESTOPPEL

     19.1 Tenant accepts this Lease subject and subordinate to any mortgage,
deed of trust, or other lien presently existing or hereafter placed upon the
Leased Premises or upon the Development as a whole, and to any renewals and
extensions thereof; but Tenant agrees that any such mortgagee shall have the
right at any time to subordinate such mortgage, deed of trust or other lien to
this Lease on such terms and subject to such conditions as such mortgagee may
deem appropriate in its discretion. Landlord is hereby irrevocable vested with
full power and authority, if it so elects at any time, to subordinate this Lease
to any mortgage, deed of trust, or other lien hereafter placed upon the Leased
Premises or upon the Development as a whole. Tenant agrees, upon demand to
execute such further instruments subordinating this Lease as Landlord may
reasonably request, provided such subordination shall be upon the express
condition that this Lease shall be recognized by the mortgagee, and that the
rights of Tenant shall remain in full force and effect during the term of this
Lease so long as Tenant shall continue to perform all of the covenants and
conditions of this Lease. In the event that Tenant should fail to execute any
such instrument promptly as reasonably requested, Tenant hereby irrevocably
constitutes Landlord its attorney-in-fact to execute such instrument in Tenant's
name, place and stead.

     19.2 Upon the written request of any person or party succeeding to the
interest of Landlord under this Lease, Tenant shall automatically become the
tenant of and attorn to such successor in interest without any change in any of
the terms of this Lease. No successor in interest shall be (a) bound by any
payment of rent for more than one month in advance, except payments of security
for the performance by Tenant of Tenant's obligations under this Lease, (b)
subject to any offset, defense or damages arising out of a default or any
obligations of any preceding Landlord, or (c) bound by any amendment of this
Lease entered into after Tenant has been given notice of the name and address of
Landlord's mortgagee and without the written consent of Landlord's mortgagee or
such successor in interest. The subordination, attornment and mortgage
protection clauses of this Section 19 shall be self-operative and no further
instruments of subordination, attornment or mortgagee protection need be
required by any mortgagee or successor in interest thereto. Nevertheless, upon
the written request therefor and without any compensation or consideration being
payable to Tenant, Tenant agrees to execute, have acknowledged and deliver such
instruments as may be reasonably requested to confirm the same.

     19.3 Tenant agrees that it will from time to time upon request by Landlord
execute and deliver to the Landlord, an Estoppel Certificate , certifying that
this Lease is unmodified and in full force and effect (or if there have been
modifications, that the same is in full force and effect as so modified) and
further stating the dates to which rent and other charges payable under this
Lease have been paid. Tenant shall agree to sign the Estoppel Certificate,
within three (3) business days of same being presented by Landlord

                     ARTICLE 20. OPERATING COSTS AND C.A.M.

     20.1 In the event the Operating Costs (as defined below) of Landlord upon
the building and/or Development of which the Leased Premises are a part shall,
in any calendar year during the term of this Lease, exceed the amount stated in
Section 1.1 (I), Tenant agrees to pay to

                                      -21-

<PAGE>

Landlord as additional rental, upon demand, Tenant's Proportionate Share of any
such excess Operating Costs. In the year in which this Lease terminates,
Landlord, in lieu of waiting until the close of the calendar year in order to
determine any excess Operating Costs, has the option to charge Tenant for
Tenant's Proportionate Share of the Operating Costs based upon the previous
year's excess Operating Costs, if any. In order to calculate the Operating Cost,
Landlord and Tenant agree as follows:

     A.   The term "Operating Costs" as used above includes all expenses
          incurred by Landlord with respect to the ownership, maintenance and
          operation of the building and/or Development of which the Leased
          Premises are a part, including, but not limited to, maintenance and
          repair costs, management fees, wages and fringe benefits payable to
          employees of Landlord whose duties are connected with the operation
          and maintenance of the building and/or Development, amounts paid to
          contractors and subcontractors for work or services performed in
          connection with the operation and maintenance and repair of the
          building and/or Development, all services, supplies, repairs,
          replacements or other expenses for maintaining and operating the
          building and/or Development. Operating Costs also includes all real
          property taxes, assessments (whether general or special) and
          governmental charges of any kind and nature whatsoever including
          assessments due to deed restrictions and/or owner's associations,
          which accrue against the building and/or Development of which the
          Leased Premises are a part during the term of this Lease as well as
          all insurance premiums Landlord is required to pay or deems necessary
          to pay, including without limitation public liability insurance and
          fire and extended coverage insurance with respect to the building
          and/or Development. Operating Costs does not include any capital costs
          for roof or parking lot replacement, nor shall it include repairs,
          restoration or other work occasioned by fire, windstorm or other
          casualty to the extent of net insurance proceeds received by Landlord
          with respect thereto, income and franchise taxes of Landlord, expenses
          incurred in leasing to or procuring of tenants, leasing commissions,
          advertising expenses, expenses for the renovating of space for
          tenants, interest or principal payments on any mortgage or other
          indebtedness of Landlord, nor depreciation allowance or expense.

     B.   If at any time during the term of this Lease, the present method of
          taxation shall be changed so that in lieu of the whole or part of any
          taxes, assessments or governmental charges levied, assessed or imposed
          on real estate and the improvements thereon, there shall be levied,
          assessed or imposed on Landlord a capital levy or other tax directly
          on the rents received therefrom and/or a franchise tax, assessment,
          levy or charge measured by or based, in whole or in part, upon such
          rents for the present or any future building or buildings in the
          Development, then all such taxes, assessments, levies or charges, or
          the part thereof so measured or based, shall be deemed to be included
          within the term "taxes" for the purposes ----- hereof.

     C.   Any payment to be made pursuant to this Section 20.1 with respect to
          the calendar year in which this Lease commences or terminates shall be
          prorated.

                                      -22-

<PAGE>

     20.2 Tenant agrees to pay Landlord, as additional rental, Tenant's
Proportionate Share of the Common Area Maintenance (C.A.M.) expenses for the
Development in monthly installments. The estimated C.A.M. charges at the time of
the execution of this Lease is stated in Section 1.1 (I). Future C.A.M. charges
will be based on actual expenses, but in no event shall the C.A.M. charges be
less than the amount stated in Section 1.1 (I). C.A.M. charges include, but are
not limited to, landscaping, water, sewer, common area lighting, window
cleaning, termite/pest control, trash and snow removal, security, common area
parking costs, and other expenses incurred with respect to repair, replacement,
maintenance and operation of the Development.

     20.3 Unless and until Landlord delivers to Tenant a revision of the
estimated additional rental, Tenant shall pay to Landlord, coincident with the
Tenant's payment of Rent, an amount equal to the estimated additional rental for
the remainder of such year divided by the number of months remaining in such
year. From time to time during any year, Landlord may re-estimate the
additional rental to be due by Tenant for that year and deliver a copy of the
estimate to Tenant. Thereafter, the monthly installments of additional rental
payable by Tenant shall be proportionately adjusted in accordance with the
estimation so that, by the end of the year, Tenant shall have paid all of the
additional rental as estimated by Landlord.

     20.4 After the conclusion of each year during the Lease Term, and after
termination or expiration of the Lease Term, Landlord shall deliver to Tenant a
statement of actual additional rental due by Tenant for the year (or, with
respect to termination or expiration, the portion of the year) just ended.
Within thirty (30) days thereafter, Tenant shall pay to Landlord, the difference
between the actual additional rental due for such year and the estimated
additional rental paid by Tenant during such year. Tenant shall have the right
to review, at Tenant's expense and after giving twenty (20) days prior notice to
Landlord, Landlord's records relating to Operating Costs or C.A.M. charges for
any periods within two (2) years prior to the review; provided, however, no
review shall extend to periods of time preceding the Commencement Date.

                               ARTICLE 21. NOTICES

     21.1 All notices and other communications given pursuant to this Lease
shall be in writing and shall either be mailed by first class United States
mail, postage prepaid, registered or certified with return receipt requested,
and addressed as set forth in this Section 21.1, or delivered in person to the
intended addressee, or sent by facsimile or telecopy followed by a confirmatory
letter. Notice mailed shall become effective three (3) business days after
deposit. Notice given in any other manner, shall be effective only upon receipt.
For the purposes of notice, the address of (a) Landlord shall be at the
Landlord's Agent's address specified in Section 1.1(B), and (b) Tenant shall be
the address recited in Section 1.1(C). Each party shall have the continuing
right to change its address for notice hereunder by the giving of 15 days' prior
notice to the other party in accordance with this Section 21.1.

     21.2 If and when included within the term "Landlord", as used in this
Lease, there is more than one person, firm or corporation, all shall jointly
arrange among themselves for their joint execution of such a notice specifying
some individual at some specific address for the receipt of notices and payments
to Landlord. If and when included within the term "Tenant", as used in this
Lease, there is more than one person, firm or corporation, all shall jointly
arrange among themselves for their joint execution of such a notice specifying
some individual at some

                                      -23-

<PAGE>
specific address for the receipt of notices and payments to Tenant. All parties
included within the terms "Landlord" and "Tenant", respectively, shall be bound
by notices and payments given in accordance with the provisions of this Article
21 to the same effect as if each had received such notice or payment.

                            ARTICLE 22. MISCELLANEOUS

     22.1 Nothing herein contained shall be deemed or construed by the parties
hereto, nor by any third party, as creating the relationship of principal and
agent or of partnership or of joint venture between the parties hereto. It
expressly understood and agreed a neither the method of computation of rent, nor
any other provisions contained herein, nor any acts of the parties hereto, shall
be deemed to create any relationship between the parties hereto other than the
relationship of landlord and tenant.

     22.2 The captions used in this Lease are for convenience only and do not in
any way limit or amplify the terms and provisions hereof.

     22.3 Whenever a period of time is herein prescribed for action to be taken
by Landlord or Tenant, neither shall be liable or responsible for, and there
shall be excluded from the computation of any such period of time, any delays
due to strikes, riots, acts of God, shortages of labor or materials, war,
governmental laws, regulations, or restrictions or any other causes of any kind
whatsoever which are beyond the reasonable control of Landlord or Tenant.

     22.4 All obligations of Landlord and Tenant under the terms of this Lease
shall be payable in Houston, Harris County, Texas and performable in the County
in which the Leased Premises is located. The laws of the State of Texas shall
govern the interpretation, validity, performance, and enforcement of this Lease.

     22.5 Landlord hereby covenants and agrees that if Tenant shall perform all
of the covenants and agreements herein required to be performed on the part of
the Tenant, Tenant shall, subject to the terms of this Lease, at all times
during the continuance of this Lease have the peaceable and quiet enjoyment and
possession of the Leased Premises.

     22.6 Words of any gender used in this Lease shall be held and construed to
include any gender and words in the singular number shall be held to include the
plural, unless the context otherwise requires.

     22.7 This Lease, together with the attached exhibits, contains the entire
agreement between the parties, and supersedes any prior understandings or
written or oral agreements between the parties. No amendment, modification or
alteration of this Lease shall be effective to change, modify or terminate this
Lease in whole or in part unless such agreement is in writing and duly signed by
the party against whom enforcement of such change, modification or termination
is sought.

     22.8 Time is of the essence with respect to each date or time specified in
this Lease by which an event is to occur.

                                      -24-

<PAGE>

     22.9 The terms, provisions and covenants contained in this Lease shall
apply to, inure to the benefit of and be binding upon the parties hereto and
their respective heirs, successors in interest, legal representatives and
assigns, except as otherwise herein expressly provided or limited. All rights,
powers, privileges, immunities and duties of Landlord under this Lease,
including but not limited to any notices required or permitted to be delivered
by Landlord to Tenant hereunder, may, at Landlord's option, be exercised or
performed by Landlord's Agent or attorney.

     22.10. In the event that Landlord shall make any expenditures for which
Tenant is responsible or which Tenant should make, then the amount thereof may
at the Landlord's election, be added to and be deemed a part of the installment
of rent next falling due.

     22.11. All parking within the Development shall be common unless Landlord,
in its sole election, designates parking for the Development in order to improve
the peaceable enjoyment by all Tenants of their respective premises. In the
event of such election by Landlord, Tenant agrees that all its employees and
invitees shall use only those parking areas designated by Landlord for Tenant's
use.

     22.12. If any provision of this Lease should be held to be invalid or
unenforceable, the validity and enforceability of the remaining provisions of
this Lease shall not be affected thereby.

     22.13. The obligations of Tenant to pay Rent and to perform the other
undertakings of Tenant hereunder constitute independent unconditional
obligations to be performed at the times specified hereunder, regardless of any
breach or default by Landlord hereunder. Tenant shall have no right, and Tenant
hereby waives and relinquishes all rights which Tenant might otherwise have, to
withhold, deduct from or offset against any Rent or other sums to be paid to
Landlord by Tenant.

     22.14. If applicable in the jurisdiction where the Leased Premises are
situated, Tenant shall pay and be liable for all rental. sales, and use taxes or
other similar taxes, if any, levied or imposed by any City, State, County or
other governmental body having authority, such payments to be in addition to all
other payments by Tenant under the terms of this Lease. Any such payments shall
be paid concurrently with the payment of the rent upon which the tax is based as
set forth above.

     22.15. Except as designated in Section 1.1(M), Tenant hereby warrants and
represents to Landlord that it has not incurred or authorized any brokerage
commission, finder's fees or similar payments in connection with this Lease, and
agrees to defend, indemnify and hold Landlord harmless from and against any
claim for brokerage commission, finder's fees or similar payment arising by
virtue of authorization of Tenant, or any affiliate of Tenant, in connection
with this Lease.

     22.16. Any amount due from Tenant to Landlord which is not paid when due
shall bear interest at the lesser of the maximum rate allowed by law, or
eighteen percent (18%) per annum, from the date such payment is due until paid,
but the payment of such interest shall not excuse or cure the default in
payment.

                                      -25-

<PAGE>

     22.17. As used in this Lease, the symbol "$" shall mean United States
dollars, the lawful currency of the United States.

     22.18. The person executing this Lease on behalf of Tenant personally
warrants and represents to Landlord that (a) if Tenant is duly organized,
legally existing, and in good standing in the state Texas; (b) Tenant has full
right and authority to execute, deliver and perform this Lease; (c) the person
executing this Lease on behalf of Tenant was authorized to do so; and, (d) upon
request of Landlord, such person will deliver to Landlord satisfactory evidence
of his or her authority to execute this Lease on behalf of Tenant.

     22.19. Neither this Lease (including any Exhibit hereto) nor any memorandum
hereof shall be recorded without the prior written consent of Landlord.

     22.20. All Exhibits and written addenda hereto are incorporated herein for
any and all purposes.

     22.21. This Lease may be executed in multiple counterparts, each of which
shall be an original, but all of which shall constitute but one instrument.

     22.22. OTHER CONDITIONS:

     A.   Landlord to make the following improvements to the space.

          1.   Paint office area and replace all damaged ceiling tiles.

          2.   Install carpet, base in the office area and vinyl flooring in
               restrooms and break area. The workroom shall remain a concrete
               floor.

          3.   Service overhead doors.

          4.   Install a 10' wide overhead door on the South wall of the Lease
               Premises.

          5.   Service and warrant for ninety (90) days from Tenant's occupancy
               HVAC, electrical and plumbing.

     B.   Tenant shall be allowed to occupy the Leased Premises by July 1, 1998.

                                          LANDLORD:

DATE:    6/3/98                           Investors Equity Fund, Inc.
      --------------                      --------------------------------------

                                          By: /s/ Don Eastveld
                                              ----------------------------------
                                          Name: Don Eastveld
                                                --------------------------------
                                          Title: Vice President
                                                --------------------------------

                                      -26-
<PAGE>

                                          TENANT:

DATE:    5/27/98                          Amorphous Technologies International
      --------------                      --------------------------------------

                                          By: /s/ James Kang
                                              ----------------------------------
                                          Name: James Kang
                                                --------------------------------
                                          Title:
                                                --------------------------------

                                      -27-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00032-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00032-of-00352.parquet"}]]