Document:

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                                                                   Exhibit 10.14
                                                                   -------------
                               AGREEMENT OF LEASE
                               ------------------

        Made and entered into on the 30th day of October, 1997

BETWEEN  NECHESEI HAR HOTZVIM LTD. (51-168405-2)
         of 27 Hamered Street, Tel Aviv
         (hereinafter "the Lessor")
                                                                of the one part
                                                                ----------------

AND      R.T.S. BUSINESS SYSTEMS LTD. (51-128135-4)
         of 5 Kiryat Mada Street, Har Hotzvim, Jerusalem
         (hereinafter: "the Lessee")
                                                              of the other part
                                                              ------------------

CHAPTER ONE
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Definitions

In this Agreement the following terms will have the meanings set opposite them:

"The Parcel"              Parcel 110 Block 30241 in the Har Hotzvim Industrial
                          Zone, Jerusalem.

"The Building"            A building which has already been constructed on the
                          Parcel (formerly Luz Building), which is located at 5
                          Kiryat Mada Street, Har Hotzvim, Jerusalem.

"The Leased               An area of approximately 1,700 sq.m. gross, according
Premises"                 to drawings attached to the Agreement as an integral
                          part hereof.

                          The Leased Premises are split into two levels. On
                          level 718: an area of approximately 500 sq.m. gross,
                          the boundaries of which are marked with a blue line on
                          the drawing attached to this Agreement as an integral
                          part hereof and marked as "Appendix A-1", and on level
                          724: an area of approximately 1,200 sq.m. gross, the
                          boundaries of which are marked with a blue line on the
                          drawing attached to this Agreement as an integral part
                          hereof and marked "Appendix A-2".

"The Management           A management company which provides maintenance
Company"                  services to the Building, whether established by the
                          Lessor itself or together with others, or which has
                          been appointed or may in the future be appointed with
                          the Lessor's consent.

"The Index"               The Consumer Price Index (including fruit and
                          vegetables) published by the Central Bureau of
                          Statistics and Economic Research, including such index
                          if published by any other governmental body, or any
                          other official index which may come in its stead,
                          whether or not it is structured on the same data on
                          which the existing index is structured.
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"The Basic Index"         The index for the month of March 1997 as published on
                          April 15, 1997 - i.e. 146.8 points.

"The Determining          The last index which is known on the date specified in
Index"                    this Agreement for the effecting of any of the
                          payments of rent, or on the date of actual payment
                          thereof, whichever is the later.

"Period of Lease"         The period of lease mentioned in Clause 3.2 of this
                          Agreement.

"The Bank" or "Bank"      Bank Hapoalim B.M.

"Agreed interest"         Interest at rate of 150% (1.5 times) the rate of
                          interest (including commissions and expenses) demanded
                          by the Bank (Branch 609) in respect of unauthorized
                          withdrawals on revolving credit business accounts,
                          where the calculation of such interest will be done in
                          the manner and according to the method by which the
                          aforesaid Bank (Branch 609) calculates interest during
                          the period in which "the agreed interest" (including
                          compound interest) is payable pursuant to this
                          Contract. Written confirmation from the aforesaid Bank
                          (Branch 609) with regard to the aforesaid rate of
                          interest at that branch will constitute conclusive
                          proof of the fact. In the case of a default in payment
                          of up to seven days, the rate of "the agreed interest"
                          will be the same as the rate of interest demanded by
                          the aforesaid Bank in respect of an unauthorized
                          withdrawal on such account.

Preamble
--------

WHEREAS        The Lessor owns the long leasehold right (from the Israel Lands
               Administration) in and to the Parcel, the Building and the Leased
               Premises and is entitled to let the Leased Premises in accordance
               with any law; and

WHEREAS        The Lessee wishes to take the Leased Premises on hire from the
               Lessor for the period and on the conditions set forth below in
               this Agreement; and

WHEREAS        The Lessor has agreed to let the Leased Premises to the Lessee
               in accordance with the terms and conditions of this Agreement;

Now therefore it is agreed, stipulated and declared by the parties as follows:

1.      1.1  The preamble to this Agreement constitutes an integral part hereof.

        1.2  The appendices to this Agreement constitute an integral part
             hereof.

                                      2
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        1.3  Clarifications
             --------------

             For the sake of good order the parties clarify that at the date of
             signing of this Agreement, there is a lease in force between them,
             pursuant to a lease contract dated November 18, 1992 and an
             addendum to the lease contract dated June 10, 1996 (hereinafter:
             "the Lease Contract") in relation to the leased areas described
             below, and for the period described below, as follows:

             1.3.1  An area of approximately 500 sq.m. gross on level 724 in the
                    Building.

             1.3.2  An area of approximately 500 sq.m. gross on level 718 in the
                    Building.

             1.3.3  A temporary lease pursuant to "temporary addendum to the
                    Lease Contract" of an area of about 165 sq.m. gross in the
                    Luz Building on level 718. This temporary lease is until
                    October 31, 1997 (with the Lessee having a right to extend
                    the period of this temporary lease until December 31, 1997,
                    as stipulated in the "temporary addendum to the Lease
                    Contract").

             1.3.4  The period of lease of the leased areas described in Clauses
                    1.3.1 and 1.3.2 above ends on December 31, 1997.

             1.3.5  All responsibility pursuant to "the Lease Contract" in
                    relation to the aforesaid leased areas and in relation to
                    any matter during the period up to the end of the period of
                    lease continues to apply to the Lessee.

        1.4  In the framework of the area of the Leased Premises as marked in
             "Appendix A-2" there is an area of approximately 700 sq.m. gross
             that has been included, the boundaries of which are marked in blue
             dotted lines on the drawing ""Appendix A-2"; this area will
             henceforth be referred to as "the New Area".

        1.5  All the areas of the Leased Premises, save and except "the New
             Area", were (and still are at the date of signing of this
             Agreement) leased to the Lessee as stated in Clauses 1.3.1 and
             1.3.2 above.

        1.6  The Lessor hereby declares and undertakes that:

             1.6.1  It holds the long leasehold right in the Parcel, in the
                    Building and in the Leased Premises, and that the Leased
                    Premises and/or the Lessor's rights in respect thereof are
                    free and clear of any debt and/or attachment and/or pledge
                    and/or claim and/or any other third party right, save for a
                    charge in favor of Bank Hapoalim, and excluding a right of
                    lease in favor of B.R.M. Technologies Ltd. in relation to
                    the New Area, as elucidated in Clause 2.3 below.

                                      3
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             1.6.2  There are no demolition orders of whatsoever nature in force
                    against the Leased Premises.

             1.6.3  The town planning scheme which applies to the Leased
                    Premises makes it possible to conduct the purpose of the
                    lease in the Leased Premises.

             1.6.4  There is no legal and/or contractual and/or other impediment
                    to letting the Leased Premises to the Lessee in accordance
                    with the terms and conditions of this Agreement, and
                    included in this the Lessee (sic! - the Lessor) declares
                    that it has not let the Leased Premises under a lease which
                    conflicts with the lease pursuant to this Agreement.

             1.6.5  "The New Area" will be delivered to the Lessee where same is
                    completely free and vacant of any occupier and tenant.

             1.6.6  The Lessor confirms that the letting of other leased areas
                    in the Building, from the date of signing of this Agreement,
                    will not be for a lease purpose which involves the causing
                    of unreasonable noise.

             All subject to the matters set forth in this Agreement.

        1.7  The headings to clauses in this Agreement are for purposes of
             place-finding and for convenience only, and do not form part of the
             Agreement and shall not be used for purposes of interpretation.

CHAPTER 2
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The lease, period and purpose thereof
-------------------------------------

Waiver of allegations, delivery of occupation of the Leased Premises and
adaptation works therein

2.      2.1  The Lessee hereby declares that it has seen and examined the Leased
             Premises, has measured the area thereof, examined the possibilities
             of use thereof, the zoning situation in respect thereof and the
             permitted uses pursuant to the town planning scheme, and has found
             that the Leased Premises are suitable for its purposes and its
             objectives and that the Leased Premises are in good and proper
             order. The Lessee will take the Leased Premises on hire in the
             condition in which same stand and it hereby expressly waives in
             advance any allegation with regard to non-conformity in relation to
             the Building, the Leased Premises, the possibility of using the
             Leased Premises and its entering into this Agreement.

        2.2  Commencing from January 1, 1998 the Leased Premises, excluding "the
             New Area" will be deemed to have been delivered to the Lessee.

                                      4
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        It is agreed that all the responsibility for the state of the Leased
        Premises (excluding "the New Area") and the standard and quality
        thereof, is imposed on the Lessee; and for the sake of good order it is
        hereby clarified that the condition of the Leased Premises (excluding
        "the New Area") and the standard and quality thereof are the outcome of
        the use, occupation and lease of the Leased Premises as carried out by
        the Lessee up to December 31, 1997 by virtue of "the Lease Contract".
        The Lessor does not have and will not have any responsibility (and no
        knowledge will be imputed to the Lessor) in relation to the condition of
        the Leased Premises as at January 1, 1998.

        With regard to the condition of "the New Area", the following provisions
        will apply.

   2.3  The Lessor shall deliver occupation of "the New Area" to the Lessee on
        January 1, 1998.

        The "New Area", on the date of signing of this Agreement, is let to
        B.R.M. Technologies Ltd. (hereinafter "the Present Tenant"), which is
        due according to its undertaking to the Lessor and to the Lessee, to
        vacate the New Area by not later than December 31, 1997.

        "The Present Tenant" has given notice that it is possible to anticipate
        the vacation of "the New Area" prior to December 31, 1997 (but not
        before December 1, 1997).  It is agreed that should the "Present Tenant"
        vacate the "New Area" prior to December 31, 1997, then and in such event
        the Lessor shall deliver occupation of the "New Area" to the Lessee on
        the day following completion of actual vacation effected by the "Present
        Tenant" (but not before December 1, 1997), and the Lessee hereby
        undertakes to accept occupation of "the New Area" from the Lessor on the
        day following the vacation thereof by the "Present Tenant" (but not
        before December 1, 1997).

        The date specified in this clause 2.3 for the delivery of occupation of
        "the New Area" will be the date of commencement of the lease in respect
        of "the New Area" (that is to say, January 1, 1998 or prior thereto in
        accordance with the above provisions).

   2.4  With regard to Clause 2.3 it is hereby agreed that the Lessor shall
        make every reasonable effort in order that "the Present Tenant" shall
        vacate the "New Area" by not later than December 31, 1997.  However no
        responsibility will be imposed on the Lessor due to any postponement
        which may apply as a result of a default on the part of "the Present
        Tenant".

        The parties confirm that they have signed separately on an agreement
        with "the Present Tenant" regarding the date of vacation of "the New
        Area" and with regard to compensation due to a delay in vacating
        (hereinafter "the Damages Agreement"); the text of the Damages Agreement
        is attached to this Agreement as an integral part hereof and is marked
        "Appendix B".

                                      5
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        It is agreed that if "the Present Tenant" does not vacate "the New Area"
        by February 1, 1998, the Lessee will be entitled by written notice to be
        delivered to the Lessor to give notice that it cancels this Agreement,
        on the basis that the cancellation will come into force on June 30,
        1998; and if the Lessee has delivered such notice of cancellation, this
        Agreement as it stands shall apply in respect of the Leased Premises,
        exclusive of "the New Area", in relation to the period until June 30,
        1998, and "the New Area" will not be delivered to the Lessee.  Should
        the Lessee not deliver notice of cancellation pursuant to this sub-
        clause on or before February 28, 1998, the Lease Agreement will continue
        in accordance with the provisions of this Lease Agreement.  Where the
        Lessee has delivered notice of cancellation pursuant to this sub-clause
        properly and on due date, the period of lease will end on June 30, 1998,
        and it will be deemed to be a period stipulated from the outset, and
        neither party will have any claims against the other.

        For the avoidance of doubt it is clarified that in every case rent which
        the Lessee is obliged to pay will be calculated according to the date of
        delivery of occupation of the Leased Premises as specified in Clause
        6.1.3 below.

   2.5  The Lessor shall deliver occupation of "the New Area" to the Lessee,
        and the Lessee shall accept occupation of "the New Area", in
        circumstances where "the New Area" is in the condition as it stands on
        the date of delivery of occupation thereof, which is after use by "the
        Present Tenant".

        For the avoidance of doubt it is hereby clarified and agreed that "the
        New Area" will include all the fixtures and systems existing therein (if
        any) on the date of delivery of occupation thereof to the Lessee,
        including, and without derogating from the generality of the foregoing,
        partition walls, communications wiring, ceilings, electrical wiring,
        air-conditioning systems, carpets and so forth.

        Without derogating from the provisions of Clause 2.7 below, it is hereby
        expressly agreed that the Lessee alone shall be responsible for adapting
        "the New Area" to the Lessee's needs, including the execution of all
        works required therein, all of which shall be at the Lessee's expense.
        The same shall apply with regard to any repair and replacement of any
        system and any part in the "New Area".

        It is hereby expressly agreed that no liability is imposed or will be
        imposed on the Lessor with regard to the condition of "the New Area",
        and the condition of any system therein or any other part thereof.  No
        obligation shall be imposed on the Lessor to bear any cost required for
        purposes of preparing "the New Area", the repairs required therein and
        for any other purpose.

        It is hereby clarified that the Lessor does not have any knowledge with
        regard to the state of "the New Area" and concerning the proper working
        order thereof and of any system and part therein, and no such knowledge
        shall be imputed to the Lessor.  The Lessee undertakes to inspect the
        "New

                                      6
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        Area" by itself and through tradesmen on its behalf.  The Lessee
        declares that it has undertaken to take "the New Area" on hire and to
        accept occupation thereof (within the framework of the Leased Premises
        and generally) after having found same to be suitable for its purposes
        and after it has agreed to the matters set forth in relation to "the New
        Area" in this Clause 2.5 and in this Agreement.

    2.6 The Lessee undertakes to execute improvements in most of the areas of
        the Leased Premises which are on level 724 (both in "the New Area" and
        also in the remaining portions of the Leased Premises which are on this
        level), which shall include at least the installation of a new
        decorative ceiling and repainting, all solely at the Lessee's expense
        and on its responsibility.

    2.7 Nothing contained in clauses 2.3 and 2.5 above shall derogate from the
        Lessor's responsibility for the proper working order of the central
        units of the air-conditioning which are located on the roof of the
        Building, and for the proper working order of the air-conditioning
        system (central heating and cooling) up to the Leased Premises, as well
        as for the proper working order of the water system up to the Leased
        Premises, and the proper working order of the sewerage system outside
        the Leased Premises, and the proper working order of the electricity
        supply system up to the Leased Premises; all on the date of commencement
        of the lease.

        The maintenance of all the above from the date of commencement of the
        lease shall be in accordance with the provisions of Clause 12.3 below.

The lease and the period thereof

3.  3.1 The Lessor hereby lets to the Lessee and the Lessee takes on hire
        from the Lessor the Leased Premises for the period, on the consideration
        and on the terms and conditions set forth in this Agreement.

    3.2 The period of lease is for 5 years commencing on January 1, 1998 and
        terminating on December 31, 2002.

    3.3 Notwithstanding the foregoing, and in accordance with the matters set
        forth in Clause 2.3 above, it is possible that the lease of "the New
        Area" will be brought forward, so that the lease period in respect
        thereof may also commence prior to January 1, 1998 (but not before
        December 1, 1997).

        Should the lease of "the New Area" be brought forward as aforesaid, then
        all the provisions of this Agreement shall apply with respect to the
        lease of "the New Area" commencing from the date of actual commencement
        of the lease of the  "New Area".

4.  4.1 Subject to the contents of Clause 4.2 below, it is agreed that the
        parties will not be entitled to terminate the lease except in accordance
        with the provisions of this Agreement and/or the provisions of the law.
        A party which breaches its obligation as set forth above shall not be
        released from the fulfillment of its obligations pursuant to this
        Agreement, in whole or in part.

                                      7
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    4.2 Shortening of the period of lease
        ----------------------------------

        The Lessee is hereby given the right to shorten the period of lease in
        respect of the entire Leased Premises, as follows:

        4.2.1  The Lessee may notify the Lessor in writing by not later than
               June 30, 1999 regarding a shortening of the period of lease so
               that it will terminate on December 31, 1999.

        4.2.2  The Lessee may notify the Lessor in writing by not later than
               December 31, 2000 regarding a shortening of the period of lease
               so that it will terminate on June 30, 2001.

        4.2.3  Each of the Lessee's notice pursuant to Clauses 4.2.1 and 4.2.2
               above will be referred to henceforth as "notice of shortening".

        4.2.4  No notice of shortening shall be valid unless given in writing
               and delivered to the Lessor on or before the date specified in
               Clauses 4.2.1 and 4.2.2 (as the case may be).

        4.2.5  Where the Lessee has delivered a notice of shortening, the period
               of lease pursuant to this Agreement will end on the date
               specified in Clauses 4.2.1 and 4.2.2 (as the case may be); all on
               condition that notice of shortening has been properly delivered
               on due date.

               Where such notice of shortening has been delivered, the lease
               will be deemed to have been fixed from the outset for a period of
               lease terminating on December 31, 1999 (if the notice of
               shortening is delivered pursuant to Clause 4.2.1) or on June 30,
               2001 (if the notice of shortening was delivered pursuant to
               Clause 4.2.2) (hereinafter "the Shortened Period of Lease").

        4.2.6  Should no notice of shortening be delivered up to either of the
               dates specified in Clauses 4.2.1 and 4.2.2 above, the period of
               lease will automatically continue.

        4.2.7  Where the period of lease has ended, as stated in Clause 4.2.5
               above, the Lessor shall return to the Lessee the promissory notes
               in the Lessor's possession (in accordance with the provisions of
               Clause 6.6 below) and which relate to the period subsequent to
               the end of the Shortened Period of Lease ).

5.  The purpose of the lease is to conduct a software and hardware house in the
    Leased Premises and offices which serve for such purpose, and the Lessee
    hereby undertakes by way of a material undertaking not to use the Leased
    Premises during the entire period of lease for any other purpose.

                                      8
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CHAPTER THREE
-------------

Rent and manner of payment thereof

6.      6.1  The Lessee hereby undertakes by way of material undertaking to pay
             the Lessor monthly rental throughout the entire period of lease, as
             follows:

             6.1.1  Rental in respect of the lease of the Leased Premises for
                    each Gregorian month therein during the period of lease
                    commencing from January 1, 1998, is hereby fixed at NIS
                    63,580 (in words: sixty-three thousand five hundred and
                    eighty new shekels) (hereinafter "the Basic Rental"), plus
                    linkage differentials to the index as described below, and
                    together with V.A.T.

             6.1.2  If the lease of the "New Area" is brought forward in the
                    manner prescribed in this Agreement, then the daily rental
                    (for each day of lease in the month of December 1997) in
                    respect of "the New Area" is hereby fixed at NIS 845 (in
                    words: eight hundred and forty-five new shekels), plus
                    linkage differentials to the index as described below, and
                    plus V.A.T.

             6.1.3  If the "Present Tenant" should be late in delivering "the
                    New Area" (beyond December 31, 1997), then the Basic
                    Rental will be reduced in respect of each day of default by
                    the amount specified in Clause 6.1.2 (hereinafter "the
                    Extent of the Reduction"); all up to the date of
                    commencement of the lease in respect of "the New Area".

                    The Basic Rental and the rental pursuant to Clause 6.1.2
                    above and "the Extent of the Reduction" aforesaid shall be
                    paid together with linkage differentials to the index on a
                    basis that each payment of Basic Rental shall be increased
                    by the same percentage as the percentage rise in the
                    "Determining Index" as against "the Basic Index".

        6.2  The Lessee takes note of the fact that the Building, the Parcel,
             the Lease Agreement and every payment pursuant thereto, have been
             pledged by the Lessor in favor of Bank Hapoalim.

        6.3  The Lessee undertakes to pay the Lessor the monthly rentals,
             together with linkage differentials to the index and plus V.A.T.,
             in respect of each Gregorian month in advance, on the first day of
             each Gregorian month, commencing from January 1, 1998.

             The Lessee undertakes to make payment to the Lessor on January 1,
             1998 of the daily rentals pursuant to Clause 6.1.2 above, in the
             event that the lease of the "New Area" is brought forward as
             aforesaid.

        6.4  The status of the linkage differentials shall be the same as the
             principal amount of the rentals for all intents and purposes.

                                      9
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        6.5  For the convenience of collection of the monthly rentals and as
             security for the due payment thereof, the Lessee undertakes to
             deliver to the Lessor 60 index-linked promissory notes (hereinafter
             "the Promissory Notes" or "the Promissory Note"). The text of the
             Promissory Notes shall be according to the text of the note a copy
             of which is attached to this Agreement as an integral part hereof
             and is marked "Appendix C".

             The amount of each Promissory Note shall be NIS 63,580 plus V.A.T.
             at the rate thereof according to law on the due date of payment,
             and the basic index in each Promissory Note shall be 146.8 points.

             There shall be a Promissory Note in respect of each payment of
             monthly rentals, and accordingly the date of each note shall be the
             first day of each Gregorian month during the Period of Lease,
             commencing from January 1, 1998 (the first note) and ending on
             December 1, 2002 (the last note).

             The place of payment of each Promissory Note shall be at Bank Leumi
             le-Israel B.M., Mahane Yehuda branch (913) account 10000/61, and
             the Lessee confirms that it has given an instruction to the
             aforesaid Bank to meet each of the Promissory Notes. Amounts paid
             will be transferred to the Lessor's aforesaid bank account.

             The Promissory Notes are not endorseable, but may be deposited for
             purposes of effecting a demand for payment at the Lessor's
             aforesaid bank. The Lessor undertakes not to transfer the
             Promissory Notes to any third party (except the Bank) whether for
             consideration or otherwise. This undertaking by the Lessor shall be
             deemed to be a material undertaking.

             The fact of the delivery of the aforesaid Promissory Notes, the
             deposit thereof and the demand for payment thereof do not
             constitute payment or settlement. Only the actual payment and
             settlement of the monthly rentals shall be deemed to be payment.

        6.6  Where the Lessee has paid a Promissory Note in relation to a month
             in which it is necessary to make a reduction in the rentals, in
             accordance with the provisions of Clause 6.1.3 above, the Lessor
             shall refund to the Lessee "the Extent of the Reduction" within two
             days from the date of payment of the Promissory Note, plus linkage
             differentials to the index.

        6.7  In the case of a default by the Lessee in the payment of rentals,
             the Lessee undertakes to pay the Lessor penalty interest on the
             amount in arrears and for the period of the default at the rate of
             "the Agreed Interest". This right available to the Lessor shall not
             derogate from any other right the Lessor may have according to law
             and pursuant to this Agreement.

        6.8  Parking garages
             ---------------

             For the avoidance of doubt it is hereby clarified that the parking
             of a private vehicle, commencing from the date of first operation
             of the internal parking garage in an adjacent building (on the
             Parcel) shall be effected according to financial arrangements and a
             separate agreement to be made between the Lessee and the operator
             of the parking garage (whether the operator is the Lessor itself or
             any other entity).

                                      10
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             The Lessor undertakes that the operator of the internal parking
             garage in the adjacent building will allow the Lessee to park two
             specific motor cars in the aforesaid internal parking garage (at
             unmarked places) without an extra payment, provided that the Lessee
             signs a separate parking agreement with the operator of the parking
             garage which is acceptable to the operator of the parking garage.

             In addition to the parking of the aforesaid two cars, the Lessor
             undertakes that if the Lessee so requests, the operator of the
             aforesaid parking garage will agree to enter into a parking
             agreement with the Lessee (which is acceptable to the operator of
             the parking garage) for the parking of 24 specific motor cars. The
             amount of the payment and the payment arrangements will be as
             prescribed from time to time by the operator of the parking garage.

             Until the start of operation of the internal parking garage in the
             adjacent building and so long as building operations on the Parcel
             allow for this (as shall be determined by the Lessor), the Lessor
             will permit the Lessee to park free of charge and at unmarked
             places in the presently existing open parking ground, 12 specific
             motor cars on the part of the Lessee.

    V.A.T.

    7.  Value Added Tax at the rate prevailing for the time being shall be added
        to each payment for which the Lessee is liable pursuant to this
        Agreement. For the avoidance of doubt it is clarified that no double
        V.A.T. shall be paid in respect of any payment.

CHAPTER FOUR
------------

Additional payments for which the Lessee is liable

    8.  8.1 In addition to the payment of the rentals, the Lessee hereby
            undertakes that during the entire Period of Lease it will effect the
            following payments:

            8.1.1  All the municipal and governmental taxes, the rates, fees,
                   levies and any other compulsory payments imposed on the
                   Leased Premises and on the use thereof, which are imposed and
                   which may in the future be imposed on occupiers of properties
                   or on a person who operates or conducts a business in the
                   Leased Premises.

            8.1.2  All the fees and the payments which relate to the consumption
                   of water and electricity in the Leased Premises.

                   The payments referred to above shall be paid directly to the
                   authorities and entities concerned.

            8.1.3  Payments which are demanded by the Management Company in
                   accordance with the management agreement.

                                      11
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                   The Lessor undertakes to cause a situation that the Lessee's
                   payments to the Management Company for the management of the
                   Building and the providing of maintenance services therein,
                   will not be higher than NIS 21,675 (an amount linked to the
                   index, Basic Index: 146.8 points) on average per month in any
                   year of lease (plus V.A.T.). This provision also applies in
                   the event of the letting of portions of the Leased Premises
                   to subsidiaries and/or affiliates and/or associated companies
                   (hereinafter "Affiliated Companies") and for so long that the
                   Lessee has not let parts of the Leased Premises to sub-
                   tenants who are not Affiliated Companies under a sub-lease,
                   the aggregate area of which exceeds 250 sq.m., even though it
                   is permitted to do so as stated in Clause 19.4 below.

                   The Lessee's payments in accordance with this sub-clause in
                   respect of each month in the first three-quarters in each
                   year of lease shall be a sum of NIS 21,675 (linked as
                   aforesaid and plus V.A.T.), and at the end of the last
                   quarter an accounting will be done, and if there was an
                   overpayment the surplus amount will be deducted by the
                   Management Company from the payment in respect of the first
                   quarter in the following year of lease, and in the last year
                   of lease, the surplus amount, if any, will be refunded by the
                   Management Company, at the end of the Period of Lease.

            8.1.4  If any of the amounts the Lessee is obliged to pay in
                   accordance with Clauses 8.1.1 and 8.1.2 above should be based
                   on an account which relates to the whole Building or to one
                   of the wings in the Building, the Lessee will make payment to
                   the Lessor according to a meter which relates to the Leased
                   Premises, and if there is no meter, then an appropriate
                   portion of the amount of the account according to the ratio
                   the Leased Premises bear to the Building.

            8.1.5  Each of the payments mentioned above in this clause shall be
                   paid by the Lessee on the legal date on which same is
                   required to be paid to the authorities or to the entities
                   concerned.

            8.1.6  The Lessee undertakes to exhibit to the Lessor, from time to
                   time, when called upon to do so by the Lessor, all the
                   receipts and/or certificates evidencing that the payments
                   imposed on the Lessee pursuant to this Contract have in fact
                   been paid by it.

      8.2   Should one of the parties (hereinafter "the First Party") effect any
            payment which, according to the provisions of this Agreement, is
            imposed on the other party, the other party will be obliged to
            refund to the First Party any amount which has been paid by the
            First Party as aforesaid, where such amount is linked to the index
            from the date of payment thereof by the First Party and up to the
            time of actual repayment thereof, and bearing interest at the rate
            of "the Agreed Interest".

                                      12
<PAGE>

CHAPTER FIVE
------------

The Lessee's obligations
------------------------

9. 9.1  The Lessee hereby undertakes that, at its expense, it will obtain
        all the licenses and permits required and which may in the future be
        required by the competent authorities for the conduct of the Lessee's
        business in the Leased Premises, and in addition, to comply, at its
        expense, with any condition which may be demanded by such authorities
        for the grant of the licenses and the permits and/or the renewal
        thereof.

        The failure to obtain licenses and permits as aforesaid, or any portion
        thereof, by the Lessee and/or the non-renewal thereof, shall not
        constitute grounds for a breach of this Agreement by the Lessee.  The
        Lessee declares that the Lessor is not responsible to it for obtaining
        any such license and/or permit.

   9.2  The Lessee hereby undertakes that throughout the entire period of the
        lease it will comply with all the laws, regulations, and including the
        bylaws, which apply and/or which may in the future apply, during the
        period of lease, to the Leased Premises, to the use thereof and to the
        business and the activities carried out therein.

        Should the Lessee breach an obligation imposed on it in connection with
        the lease of the Leased Premises and the use thereof, as described above
        in this clause, the Lessee shall compensate the Lessor for any damage
        and/or expense incurred by the Lessor (if any) due to the breach and/or
        in consequence thereof.

   9.3  The Lessee hereby undertakes not to use the Leased Premises, or any
        part thereof, in a manner which will cause noises, odors, tremors,
        pollution and/or smoke and/or constitute a nuisance to neighbors, in an
        unreasonable manner and having regard to the region in which the Leased
        Premises are located.

        The Lessee shall bear the payment of any fines which may be imposed, by
        the municipal authorities and/or by State institutions, if imposed, in
        respect of a violation of the provisions of this clause.  Where fines
        are imposed as aforesaid in respect of the Lessor, the Lessee shall
        indemnify the Lessor for the full amount of such fines.

   9.4  Shortly after the commencement of the period of lease, the Lessee shall
        give written notice to the local authority in the jurisdiction of which
        the Leased Premises are located, and to the Management Company regarding
        the fact that Lessee has taken occupation of the Leased Premises, and
        with respect to the duration of the period of lease and/or the remaining
        details which may be demanded by them, and concurrent therewith shall
        send a copy of his aforesaid notices to the Lessor.

                                      13
<PAGE>

Signboards

10. The Lessee shall be entitled to hang a signboard/s solely at the place
    designated for the purpose in the Building, and after the signboard/s, the
    type and the form thereof, have been approved by the Lessor.

Restriction on use

11. The Lessee undertakes not to keep any materials, tools, equipment and any
    other chattels outside the Leased Premises, and the Lessee will not be
    entitled to use the Parcel and/or any part of the Building, apart from the
    Leased Premises, for any purpose whatsoever except for obtaining access to
    the Leased Premises.

Management of the Building

12. 12.1  The Lessee undertakes to comply fully with all the provisions
          contained in the house regulations of the Building, if there are house
          regulations, and/or any reasonable provision, directive and rules that
          may be prescribed from time to time by the Management Company.

    12.2  In addition, and without prejudice to the Lessee's remaining
          obligations, the Lessee undertakes that at the time of signing of this
          Agreement it will sign an agreement with the Management Company for
          obtaining services, in the text attached to this Agreement, and will
          pay the Management Company, throughout the entire period of lease, the
          maintenance expenses, management charges and the remaining amounts
          which may be due to the Management Company pursuant to the Management
          Agreement. Failure to pay the Management Company shall be tantamount
          in all respects to a failure to pay rentals pursuant to this
          Agreement. The contents of this Clause 12.2 are subject to the
          provisions of Clause 8.1.3 above.

    12.3  For the sake of good order, the Lessor confirms that occupation
          [maintenance] of the Building (excluding leased areas) and the systems
          in the Building, which are not systems of the Leased Premises, is
          imposed on the Management Company, including the supply of air-
          conditioning (cooling and heating) up to the Leased Premises, a system
          for conveying water up to the Leased Premises, a sewerage system
          outside the Leased Premises and a system for the supply of electricity
          up to the Leased Premises.

13. 13.1  The Lessee hereby undertakes to use the Leased Premises carefully, to
          preserve the cleanliness of the Leased Premises and the Building and
          to refrain from causing any damage and/or spoilage in the Leased
          Premises.

    13.2  The Lessee shall be obliged within a reasonable time, in the
          circumstances of the matter and at its expense and to the satisfaction
          of the Lessor, to repair any damage and/or fault which may be caused
          to the Leased Premises by it and/or its employees and/or persons
          acting on its behalf and/or its customers and/or as a consequence of
          its use of the Leased Premises, save and except for faults which are
          caused due to wear and tear resulting from reasonable use.

                                      14
<PAGE>

    13.3  The Lessor will be obliged, within a reasonable time in the
          circumstances of the matter, to repair any damage and/or fault which
          the Lessor and/or its employees caused to the Building and/or to the
          Leased Premises.

    13.4  Should the Lessee fail to perform a repair for which it is liable by
          virtue of the contents of sub-clause 13.2 above, the Lessor or anyone
          on its behalf shall be entitled, but not obliged, to carry out such
          repairs itself, and the Lessee shall be obliged to repay the Lessor,
          immediately upon the Lessor's demand, any amount which may be incurred
          for performing the repair, linked to the index and plus interest at
          the rate of "the agreed interest", calculated from the date of
          disbursement of the money and up to the time of actual repayment.

          Coupled with the demand for the expenses from the Lessee, the Lessor
          shall present to the Lessee receipts and accounts evidencing the cost
          of performing the repair.

    13.5  Should the Lessor fail to perform a repair for which it is liable
          pursuant to Clause 13.3 above, and the fault or damage prevents
          reasonable use of the Leased Premises, then the Lessee shall be
          entitled to repair the fault or the damage, after having given the
          Lessor and the Management Company prior warning notice of two weeks,
          and the Lessor shall be obliged, if the damage and the fault has not
          been repaired, to refund to the Lessee any amount it incurred for
          performing the repair, linked to the index.

14. 14.1  The Lessee hereby undertakes, as a material undertaking, that after
          the commencement of the lease it will not perform or carry out any
          alterations in the Leased Premises and/or additions to the ceilings,
          floors and walls of the Leased Premises, and will not carry out
          building works of whatsoever nature, without obtaining the Lessor's
          prior written consent thereto, and will comply with all the terms and
          conditions thereof.

          The Lessor is deemed to have agreed that it is appropriate to perform
          the works imposed on the Lessee pursuant to Clause 2.6 above,
          including ceilings and internal partitions (and similar other internal
          alterations). The Lessor further agrees to the installation of
          computer and communications cables and the threading and insertion of
          electricity and telephone wires; provided that the Lessor complies
          with all provisions of the law which relate to the matter.

    14.2  Without prejudice to the contents of sub-clause 14.1 above, any
          alteration and/or addition to the Leased Premises which may be made in
          accordance with the above provisions of this clause shall remain in
          the Leased Premises and shall constitute an integral part thereof, and
          the Lessor shall not be called upon to pay the Lessee any
          consideration in respect thereof, but the Lessor may demand from the
          Lessee that the Leased Premises be restored to their former condition,
          and in such event the Lessee shall, at its expense, restore the Leased
          Premises to their former condition, to the Lessor's satisfaction, by
          not later than the end of the period of lease.

                                      15
<PAGE>

15. The Lessee shall be responsible for all the damage which may be caused to
    the Leased Premises and/or to the Building (excluding damage the original
    cause of which lies in wear and tear resulting from reasonable use of the
    Leased Premises) and/or damage to any third party who may be in the Leased
    Premises and/or in the Building and which result from acts and/or omissions
    on the part of the Lessee, including acts and/or omissions of its employees,
    persons acting on its behalf, its customers and/or as a consequence of
    conducting the Lessee's business in the Leased Premises and/or in the
    Building.

CHAPTER SIX
-----------

Insurance
---------

16. 16.1  16.1.1  The Lessee undertakes that, at its expense, it will insure its
                  activities in the Leased Premises by way of employers
                  liability insurance as well as third party liability
                  insurance, with the sum assured being a realistic one, and to
                  add the name of the Lessor as an additional insured in the
                  aforesaid policy/ies, without there being a right of
                  subrogation against the Lessor, and where any third party
                  insurance is subject to a "cross-liability" clause pursuant to
                  which the insurance will be deemed to have been effected
                  separately for each of the individual parties making up the
                  insured.

          16.1.2  The Lessee undertakes, as a material undertaking, to insure
                  the contents of the Leased Premises, on the basis that the sum
                  assured will be realistic, and to add the name of the Lessor
                  as an additional insured under the policy without any rights
                  of subrogation against the Lessor.

          16.1.3  The Lessee shall, at the Lessor's request, exhibit to the
                  Lessor any policy taken out by the Lessee as aforesaid, and
                  shall update the sums assured and/or cause a change in the
                  terms and conditions of the policy if such terms and
                  conditions are inconsistent with the provisions of this
                  Agreement.

            16.2  For the avoidance of doubt it is clarified that no
                  responsibility of whatsoever nature shall rest on the Lessor
                  vis-a-vis the Lessee in respect of any damage which may be
                  caused to the Lessee and/or its property and/or its business,
                  due to any reason. All such damage shall be covered by the
                  insurances which the Lessee is obliged to effect as aforesaid.

            16.3  Should the Lessor be held liable for payment of additional
                  insurance fees in excess of the customary norm as a result of
                  the Lessee's operations in the Leased Premises, then and in
                  that event the Lessee shall pay the Lessor the aforesaid extra
                  amount upon the Lessor's demand; together with its demand the
                  Lessor shall present the Lessee with a certificate from the
                  insurance company evidencing the payment of the additional
                  insurance fees.

                                      16
<PAGE>

CHAPTER SEVEN
-------------

17. 17.2  The Lessee undertakes to permit the Lessor and/or its employees and/or
          agents and/or persons acting on its behalf to enter the Leased
          Premises at normal working hours, after prior arrangement with the
          Lessee, in order to examine the Leased Premises and/or for purposes of
          carrying out repairs therein and/or in order to exhibit the Leased
          Premises to potential buyers and/or tenants, provided that by so doing
          the Lessee's reasonable use of the Leased Premises shall not be
          adversely affected and no unreasonable inconvenience will be caused to
          the Lessee.

Carrying out of works in the Building and in the Parcel

    17.2  The Lessor shall be entitled to perform any construction and
          development works it deems fit in the Building and/or on the Parcel,
          and the Lessee will not be entitled to object to the carrying out
          thereof, provided that as a result thereof the Lessee's right to
          reasonable use of the Leased Premises shall not be prejudiced.

    17.3  The Lessor has commenced and intends to continue the construction of
          the Ramot Meir project, which covers part of "the Parcel" and land
          adjacent thereto, including within the area of "the Building".

          As a result thereof there are and will be parking restrictions in the
          Building and on the Parcel.

    17.4  The Lessee has taken note of the fact that the Lessor has commenced
          execution and the Lessor intends to continue execution on the Parcel
          (and on portions outside the "Building", in "the Building" and
          adjacent to and abutting on "the Building") of construction works of a
          large scale, which include excavations, foundation work, shoring,
          construction of buildings, changes to facades, connecting of
          buildings, development and finishing works. These works will continue
          for several years. The Lessee will not be entitled to object to,
          prevent or interfere with, these building works, and it confirms that
          it has entered into this Agreement being aware of these matters. As a
          consequence of the works, various difficulties will be caused,
          including disturbance, noise, tremors, shocks and dust.

CHAPTER EIGHT
-------------

Transfers
---------

Transfer of the Leased Premises

18. The Lessor shall be entitled to sell, encumber and transfer its rights, or
    any part thereof, in the Parcel and/or the Building and/or the Leased
    Premises, to whomever it pleases, without being obliged to obtain the
    Lessee's consent thereto, provided that any such transferee shall undertake
    to assume all the Lessor's obligations pursuant to this Agreement.

                                      17
<PAGE>

19. 19.1  The Lessee undertakes not to transfer any right it has pursuant to
          this Agreement to any person and/or body corporate, whether registered
          or unregistered, and not to make over or transfer or sublet the Leased
          Premises or portion thereof, and not to allow any person or registered
          or unregistered body corporate to make use of the Leased Premises, or
          portion thereof, and not to make any such person or body corporate a
          party to occupation of the Leased Premises, or portion thereof.

          This undertaking is a material undertaking.

    19.2  For purposes of this Clause 19.2, the following terms shall have the
          meanings set opposite them:

          Control - within the meaning of the Securities Law, 5728-1968;
          Affiliated company - within the meaning of the Securities Law, 5728-
          1968.

    19.3  For purposes of the contents of sub-clause 19.1 above, the Lessor
          gives its consent to the grant of a right of use which does not
          constitute occupation, of portions of the Leased Premises to
          subsidiaries and/or associated companies and/or affiliated companies
          of the Lessee and/or to companies owned by the controlling
          shareholders in the Lessee.

    19.4  Notwithstanding the contents of Clause 19.1 above, without derogating
          from the provisions of Clause 19.3 above, the Lessor hereby gives its
          consent to the subletting by the Lessee of portions of the Leased
          Premises, provided that the sub-lease shall not apply to an area
          greater than 49% of the areas of the Leased Premises.

          The sub-lease shall not derogate from any of the Lessee's obligations
          pursuant to this Agreement.

CHAPTER NINE
------------

Vacation of the Leased Premises
-------------------------------

Return of the Leased Premises to the Lessor

20. The Lessee hereby undertakes that at the end of the period of lease, or at
    the time at which this lease comes to an end prior thereto due to the
    circumstances specified herein, it will vacate the Leased Premises of any
    person and object and will deliver the Leased Premises to the Lessor where
    same are in good order and condition and fit for use, in the same state it
    received the Leased Premises, save for wear and tear resulting from
    reasonable use, and subject to the provisions of Clause 14.2 above.

               In addition to any other provision in this Agreement, it is
                    agreed that at the end of the period of lease (or on
                    termination of the lease for any other reason), the Lessee
                    shall return the Leased Premises to the Lessor where same
                    are in good order and condition (fair wear and tear
                    excepted), including all the additions and investments the

                                       18
<PAGE>

                Lessee has made in the Leased Premises. The Lessor is exempted
                and will be exempted from any payment, indemnity or refund of
                money to the Lessee in respect of any addition and investment
                and cost the Lessee may have had in connection with the lease
                and with the Leased Premises. All such amounts will be deemed to
                be extra rentals in addition to any other payment for which the
                Lessee may be liable in accordance with this Agreement.

    Nothing in the foregoing shall prevent the Lessee from removing from the
    Leased Premises any item it may have added to the Leased Premises which is
    not affixed and the removal of which does not adversely affect the Leased
    Premises and the systems thereof.

    At the time of vacation the Lessee shall deliver to the Lessor copies of
    receipts from the local authority in which the Leased Premises is located,
    from the Electric Corporation and from Bezeq, with regard to the liquidation
    and discharge of all the payments which have been imposed on the Lessee by
    virtue of the provisions of Clause 8 above.

Repairs after vacation

21.          It is stipulated and agreed between the parties that if at the time
             of vacation of the Leased Premises and the return thereof to the
             Lessor, the Leased Premises are not in the condition as stated in
             Clause 20 above, excluding wear and tear resulting from reasonable
             use, then without releasing the Lessee from its obligations to put
             the Leased Premises into such condition, the Lessor shall be
             entitled, but not obliged, to perform all the reasonable works
             which may be demanded, in its discretion, in order to put the
             Leased Premises into the condition in which the Lessee was supposed
             to return the Leased Premises to it, and the Lessee shall be
             obliged to repay to the Lessor, immediately upon the Lessor's first
             demand, all the expenses incurred for this purpose at their dollar
             value or, on the Lessor's request, together with "the agreed
             interest", calculated from the date of the disbursement and up to
             the time of actual payment, and also to compensate the Lessor for
             any damage, apart from damage caused by the Lessor and/or anyone on
             its behalf, resulting from the state of the Leased Premises and/or
             from the necessity for putting it into good order and condition,
             fair wear and tear excepted.

Failure to vacate the Leased Premises
--------------------------------------

22.    22.1  Should the Lessee fail to vacate the Leased Premises at the time
             specified in Clause 20 above, then without prejudice to the
             Lessor's right to exercise its right to receive back the Leased
             Premises in any legal manner it may deem fit, the Lessee shall be
             obliged to pay the Lessor agreed pre-estimated liquidated damages
             in an amount of NIS 4,000 (four thousand shekels) in respect of
             each day of default, where this amount is linked to the Basic Index
             from the date of signing of this Agreement and up to the time of
             actual payment.

             It is hereby expressly declared by the parties that the amount of
             the agreed damages denominated above has been fixed after a careful
             and prudent
                                      19
<PAGE>

             assessment, and the Lessee shall be estopped from contending that
             this amount was fixed without any reasonable reference to the
             damage which could be foreseen at the time of closing of this
             Agreement as a probable result of the non-vacation of the Leased
             Premises on due date.

       22.2  It is hereby expressly stipulated and agreed by the parties that
             nothing contained in sub-clause 22.1 above shall release the Lessee
             from its obligations under Clause 20 above and/or confer on the
             Lessee a right to continue to occupy and hold the Leased Premises
             and/or constitute a waiver by the Lessor of any of the Lessor's
             rights and/or of prejudicing the Lessor's rights to obtain any
             other remedy and relief.

23.    23.1  Should the Lessee commit a material breach of this Agreement, the
             Lessor shall be entitled to cancel this Agreement, without this
             derogating from any other or additional relief, provided that the
             Lessee has failed to rectify the breach within 14 business days
             from the date it was called upon to do so. With regard to breaches
             which do not constitute material breaches, the Lessor shall be
             entitled to cancel this Agreement after having given prior warning
             notice of 21 business days to cure the breach, and if such breach
             has not been duly rectified within the aforesaid time.

       23.2  Nothing in the generality of the foregoing shall in any way
             prejudice any right the Lessor may have to sue for and to receive
             specific performance of the provisions of this Agreement and/or to
             sue for and receive from the Lessee compensation for any damages of
             whatsoever nature which may be incurred by the Lessor as a result
             of a breach of this Agreement by the Lessee.

       23.3  A default in payment of rentals by the Lessee for a period of up to
             14 days (but not more than three times per year) will not be deemed
             to be a material breach; however this shall not release the Lessee
             from the payment of penalty interest as stipulated in this
             Agreement.

       23.4  Should the "Present Tenant" fail to vacate "the New Area" on time,
             as stipulated in "the agreement for vacation" (Appendix B), then
             the provisions of the agreement for vacation shall apply with
             regard to the compensation.

             Should the "Present Tenant" have vacated "the New Area", but the
             Lessor has failed to deliver occupation thereof to the Lessee at
             the time specified in this Agreement, the Lessor shall be obliged
             to pay the Lessee agreed pre-estimated liquidated damages in an
             amount of NIS 1,600 in respect of each day of default (commencing
             from the seventh day of default), where this amount is linked to
             the index.

Non-applicability of Tenants Protection Laws
---------------------------------------------

24.    The Lessee hereby expressly declares:

       24.1  That it has not paid and is not due to pay to the Lessor, or to any
             other, person any amount for the Lessor's consent to let the Leased
             Premises to it,
                                      20
<PAGE>

             either as key money or as a contribution towards the investments in
             building construction or in any other way, save and except for the
             rentals pursuant to this Agreement.

             The Lessee declares that it has not paid and will not pay any
             amount in connection with this Agreement, the lease and the Leased
             Premises, which is deemed to be or could be deemed to be "key
             money".

             The Lessee declares and undertakes that any cost and any payment
             and any liability the Lessee may bear and which the Lessee does
             bear pursuant to this Lease Agreement and in connection with the
             lease and in connection with the Leased Premises, are not and will
             not be key money. Each of such payments shall be deemed in all
             respects to be rental, with this being in addition to all the
             rentals denominated in this Agreement and in addition to any
             payment, cost and liability specified in this Agreement.

       24.2  That it is aware that the construction of the Building and the
             Leased Premises was completed after August 20, 1968 and that the
             Leased Premises were first let after that date.

       24.3  That it is aware that there is no tenant and was no tenant entitled
             to occupy the Leased Premises and that same are not let for key
             money.

             The Lessee declares that the Leased Premises (excluding "the New
             Area") were let to it and delivered to it after August 20, 1968,
             within the framework of "the Lease Contract", at a time the Leased
             Premises were vacant of any occupier and tenant.

             The Lessee declares that "the additional area" will be delivered to
             it where same are free and vacant of any occupier and tenant.

       24.4  That the lease which is the subject of this Agreement is not a
             protected lease and the Tenants Protection Law (Consolidated
             Version), 5732-1972, and any regulations made or which may be made
             pursuant thereto, and any other law which relates to the protection
             of the tenant or to a restriction on rentals or on conditions of
             lease, shall not apply to this lease.

       24.5  At the time of vacating the Leased Premises the Lessee will not be
             entitled to any payment from the Lessor and/or from a substitute
             tenant either as key money or as payment for improvements or
             installations in the Leased Premises, nor in any other manner.

   25. By virtue of the fact that the Lessee is a body corporate, the Lessor
       shall be entitled to cancel this Agreement forthwith also in any event in
       which liquidation proceedings are commenced against the Lessee, and
       including in a case in which a provisional liquidator or a receiver or
       receiver and manager is appointed for it, or any other enforced
       appointment, provisional or permanent, and such proceedings are not set
       aside within 90 days from the date of the commencement thereof.

   26. Should a party be late in the payment of any amount it owes to the other
       party, then any amount which may be paid by the first party shall be
       applied first to the

                                      21
<PAGE>

           interest, thereafter to linkage differentials and finally to the
           principal, and in the event that the collection of any such amount
           should involve any expenses, then any amount which may be paid as
           aforesaid shall first be applied towards payment of the expenses
           and thereafter according to the above sequence.

       27. A default, procrastination or waiver on the part of any of the
           parties to this Agreement in the exercise of any such party's rights
           to the provisions of this Agreement, which is not made expressly and
           in writing, shall not be deemed to be a waiver, estoppel,
           acquiescence or admission by such party, and it may exercise its
           rights pursuant to this Agreement at any time it pleases without
           being estopped from doing so.

       28. It is agreed that the Lessee shall not be allowed to set off any
           amount to which it is entitled from the Lessor against any amount
           which it owes to the Management Company, and the Lessee shall not be
           allowed to set off any amount to which it is entitled from the
           Management Company against amounts it owes the Lessor.

       29. 29.1 The terms and conditions of this Lease Agreement fully reflect
                what has been stipulated between the parties and cancel all
                contractual arrangements, promises, representations and
                undertakings which were made, if any, between the parties prior
                to the signing of this Agreement, in relation to the period
                subsequent to the commencement of the lease pursuant to this
                Agreement.

           29.2 Any alteration to this Agreement and any addition hereto will
                only be valid if drawn up expressly and in writing and signed
                by the parties.

       CHAPTER ELEVEN

       30. Collateral security
           --------------------

           As security for the due fulfillment of each of the Lessee's
           obligations under this Agreement and pursuant to the Management
           Agreement, and in relation to the period commencing from the date of
           commencement of the lease (January 1, 1998; or from the date of
           delivery of occupation of "the New Area" if this is before January 1,
           1998), the Lessee undertakes to deliver to the Lessor by not later
           than December 31, 1997, a financial bank guarantee in the text
           attached to this Agreement as an integral part hereof and marked
           "Appendix D".

           The bank guarantee shall be in a sum of NIS 250,000 and shall be
           linked to the index ("Basic Index" as stipulated above) and shall be
           in force until three months after the end of the Period of Lease
           (December 31, 2002).

           The Lessee undertakes that the Lessor will have in its possession a
           bank guarantee as aforesaid until the end of the Period of Lease.
           After the end of the Period of Lease, or after the end of "the
           shortened period of lease" (if this applies), and after the Lessee
           has fulfilled all its obligations to the Lessor, the Lessor shall
           return the bank guarantee to the Lessee.

                                      22
<PAGE>

           Without derogating from the fact of the guarantee being autonomous
           and unconditional, the Lessor shall deliver to the Lessee prior
           notice of seven days regarding its intention to foreclose on the bank
           guarantee. The Lessor will not deliver such notice in a case that its
           demand is seven days or less prior to the date of expiry of the
           validity of the guarantee.

       31. Any notice which may be sent by one party to the other according to
           the addresses mentioned at the head of this Contract shall be deemed
           to have been delivered to its destination at the end of 72 hours from
           the time it is sent by registered post, or at the end of 48 hours
           from the time it is left at the aforesaid address by a messenger.

       32. The Lessee undertakes to pay every payment it is obliged to pay to
           the Lessor (according to this Agreement and generally) by way of
           payment to the Lessor's account at Bank Hapoalim, Kikar Rabin branch
           Tel Aviv (609) account no. 696653; all this shall include rentals,
           linkage differentials, V.A.T. and any other payment.

               The Lessor shall be entitled, at any time, to specify another
               bank account to which the Lessee shall be obliged to transfer the
               aforesaid payments.

In witness whereof the parties have hereunto signed:

           ( - )                                               ( - )
 Nechesei Har Hotzvim Ltd.                         R.T.S. Business Systems Ltd.
---------------------------                      -------------------------------
        The Lessor                                          The Lessee

                                      23
<PAGE>

ADDENDUM TO LEASE AGREEMENT
                         (hereinafter "this Addendum")

                    Made and entered into December 3, 1997

Between:   NECHESEI HAR HOTZVIM LTD. ("the Lessor")

And:       R.T.S. BUSINESS SYSTEMS LTD. ("the Lessee")

With regard to the lease agreement dated October 30, 1997 (hereinafter "the
Lease Agreement") which was signed between the parties in relation to leased
premises (in an area of approximately 1,700 sq.m.) in what was formerly Luz
Building in Jerusalem, the parties agree as follows:

1.  The second paragraph of Clause 2.4 of the Lease Agreement (starting with the
    words "The parties confirm that..." and ending with the words "... and
    marked "Appendix B"") shall lapse, and shall be deemed not to have been
    included in the Lease Agreement from the outset.

2.  Appendix B to the Lease Agreement lapses, and shall be deemed not to have
    been included in the Lease Agreement from the outset.

3.  The Lessor hereby notifies the Lessee that it is about to enter into an
    agreement with "the Present Tenant" (within the meaning of this term under
    Clause 2.3 of the Lease Agreement) with regard to vacation of "the New Area"
    (within the meaning thereof under Clause 1.4 of the Lease Agreement).

In witness whereof the parties have hereunto signed

this day, December 3, 1997, at Jerusalem

           ( - )                                               ( - )
 Nechesei Har Hotzvim Ltd.                         R.T.S. Business Systems Ltd.
---------------------------                      -------------------------------
        The Lessor                                          The Lessee
<PAGE>

ADDENDUM NO. 2 TO LEASE AGREEMENT

            Made and entered into at  Tel Aviv on November 17, 1998

Between:   NECHESEI HAR HOTZVIM LTD. ("the Lessor")

And:       R.T.S. SOFTWARE LTD. (Company No. 51-128135-4)
          (formerly R.T.S. Business Systems Ltd.) ("the Lessee")

In all matters pertaining to the Lease Agreement signed between the parties on
October 30, 1997 (hereinafter "the Lease Agreement") in relation to the Leased
Premises in the "Building" (within the meaning thereof under the Lease
Agreement: namely, a building already constructed on Parcel 110 Block 30241 in
the Har Hotzvim Industrial Zone, at 5 Kiryat Mada Street, Jerusalem);

The parties agree on amendments to the Lease Agreement as set forth in this
document and the provisions contained in this document.

The parties agree that the Lease Agreement and each of the provisions thereof
shall continue to apply as same stand, save and except for the amendments made
herein as set forth below and in accordance with the following provisions:

1.  The description of "the Leased Premises" and the definition thereof in
    Chapter 01 of the Lease Agreement shall change commencing from the end of
    December 31, 1998 in a manner whereby the area on level 718 (an area of
    approximately 500 sq.m. which was marked on the drawing "Appendix A-1" to
    the Lease Agreement) shall on that date be removed from the Leased Premises
    (hereinafter "the Eliminated Area").

2.  The description of the Leased Premises and the definition thereof in Chapter
    One of the Lease Agreement shall change, commencing from  January 1, 1999 in
    a manner whereby an area of approximately 340 sq.m. gross on level 722 in
    the "Building", the boundaries of which are marked with a blue line on the
    drawing attached to this document as an integral part hereof and marked
    "Appendix A-3" shall be added to the Leased Premises on that date
    (hereinafter "the Additional Area").

3.  Accordingly (and subject to the third paragraph of Clause 5 below), the term
    "Leased Premises" in the Lease Agreement shall, commencing from January 1,
    1999, be as follows:

    "The Leased Premises" - an area of approximately 1,540 sq.m. gross,
    according to the drawings attached to the Lease Agreement and to Addendum
    No. 2 to the Lease Agreement.

    The Leased Premises are split on two levels.  On level 724 of the Building:
    an area of approximately 1,200 sq.m. gross, the borders of which are marked
    with a blue line on the drawing attached the Lease Agreement as an integral
    part thereof (marked "Appendix A-2"), and on level 722 in the Building: an
    area of approximately 340 sq.m., the borders of which are marked with a blue
    line on the drawing attached to Addendum No. 2 to the Lease Agreement and
    marked as "Appendix A-3".

                                       1
<PAGE>

4.  The Lessee undertakes to vacate the "Eliminated Area" by not later than
    December 31, 1998 and to deliver occupation thereof to the Lessor on or
    before December 31, 1998, and all the provisions of the Lease Agreement with
    regard to vacation as aforesaid and/or delivery of occupation thereof to the
    Lessor and/or with regard to any breach and/or any default shall apply.

        The Lessee has taken note of the fact that the Lessor intends to let
        "the Eliminated Area" to others commencing from January 1, 1999.

    The period of lease in respect of "the Eliminated Area" terminates on
    December 31, 1998.

        5.  With regard to "the Additional Area", the Lessee confirms that it is
        aware that same is currently let to Applied Company (hereinafter "the
        Present Tenant") which is due to vacate it pursuant to a lease contract,
        on or before December 31, 1998.

    With regard to vacation of "the Additional Area" by the Present Tenant on or
    before December 31, 1998, it is hereby agreed that the Lessor shall make
    every reasonable effort in order that "the Present Tenant" will vacate "the
    Additional Area" up to the aforesaid date, but no responsibility will be
    imposed on the Lessor as a result of a postponement in such vacation which
    is under the responsibility of "the Present Tenant".

    If in fact there should be a delay in the vacation of "the Additional Area"
    by the Present Tenant, then it is agreed that the dates "December 31, 1998"
    and "January 1, 1999", with regard to the end of the lease in respect of
    "the Eliminated Area" and the commencement of the lease in respect of "the
    Additional Area" (in each of Clauses 1, 2, 3 and 4 of this document) shall
    be deferred according to the date of vacation of "the Additional Area" by
    "the Present Tenant".

        6.  It is agreed that the provisions of Clauses 2.5 and 2.7 of the Lease
        Agreement shall also apply in respect of "the Additional Area", so that
        wherever in those clauses the words "the New Area" is written, same
        shall be read as though "the Additional Area" was also written. In
        addition, the Lessee confirms that it is aware that "the Present Tenant"
        intends to dismantle and remove from "the Additional Area" parts,
        installations and internal partitions, and as a result thereof there
        will be a necessity for the Lessee to perform supplementary work and
        various repairs, all at its expense and on its responsibility.

7.  Commencing from the date of termination of the lease of the "Eliminated
    Area" and the commencement of the lease in respect of "the Additional Area"
    (where these two have been completed), the amounts specified in Clause 6.1.1
    of the Lease Agreement will change and in lieu thereof there shall be
    substituted the amount of: NIS 59,558 (in words: fifty-nine thousand five
    hundred and fifty-eight new shekels) together with linkage differentials to
    the index and plus V.A.T.  The index: the Basic Index (146.8 points) and the
    determined index will be as specified in the Lease Agreement.

                                       2
<PAGE>

    Until the determining date for the commencement of payment of the new amount
    as agreed above, the Lessee shall continue to pay the rentals in the amount
    thereof as denominated at present in Clause 6.1.1 of the Lease Agreement.

          8.  The Lessee declares that it does not now have the intention of
          shortening the Period of Lease in accordance with Clause 4.2.1 of the
          Lease Agreement.

9.  The first updated payment pursuant to Clause 7 of this document shall be
    paid to the Lessor in cash and against payment thereof the Lessor shall
    return to the Lessee the promissory note which relates to that month.  It is
    agreed that during the first two weeks of that month, the Lessor shall
    return to the Lessee all the promissory notes held by it at that time,
    against delivery by the Lessee of new promissory notes (to which all the
    provisions of the Lease Agreement shall apply, including Clauses 6.5 and 6.6
    of the Lease Agreement) the amount of each of which is the same as the new
    amount specified in Clause 7 of this Agreement (Basic Index: 146.8 points).

    Should new promissory notes not be delivered to the Lessor, the Lessor shall
    continue to present the existing notes for payment; and any surplus amount
    which may remain with the Lessor in consequence of the payment of the
    existing notes will be refunded by the Lessor to the Lessee immediately upon
    delivery to the Lessor of all the remaining new notes.

          10. It is agreed that this document constitutes an integral part of
          the Lease Agreement, and apart from the changes which have been made
          in the Lease Agreement as set forth in this document, all the
          remaining provisions of the Lease Agreement shall continue to apply.

In witness whereof the parties have hereunto signed
---------------------------------------------------

this day, ________________, at Tel Aviv

           ( - )                                              ( - )
 Nechesei Har Hotzvim Ltd.                              R.T.S. Software Ltd.
---------------------------                      -------------------------------
        The Lessor                                          The Lessee

                                  CERTIFICATE

I the undersigned, ________________, Adv./C.P.A., confirm that the aforesaid
"Lessee" signed the foregoing document and that its above signature binds it.

                                                      ______________________
                                                                       , Adv.

                                       3
<PAGE>

ADDENDUM NO. 3 TO LEASE AGREEMENT

                            Signed on April 11, 1999

Between:     NECHESEI HAR HOTZVIM LTD. ("the Lessor")

And:         R.T.S. SOFTWARE LTD. (Company No. 51-128135-4) ("the Lessee")

             1.  Commencing from March 1, 1999 the Lessee will take on hire an
                 area of approximately 35 sq.m. gross on level 725 in the Luz
                 Building (hereinafter "the Storeroom") the boundaries of which
                 are marked with a blue line on the drawing attached to this
                 Addendum. The purpose of the lease is for same to serve as a
                 storeroom.

2.  The period of lease of the area shall be from March 1, 1999 until December
    31, 2000.

3.  The Lessee may give the Lessor written notice by not later than October 31,
    1999 that it does not wish to continue to hire the Storeroom beyond December
    31, 1999. Should the Lessee gives such notice, the lease of the Storeroom
    will terminate on December 31, 1999.

4.  The provisions of the Lease Agreement and of Addendum No. 2 to the Lease
    Agreement which have already been signed by the parties shall apply to the
    lease in respect of the Storeroom, subject to an addition of rentals and of
    management charges as follows:

    4.1  The Lessee shall pay monthly management charges in a sum of $50 (in new
         shekels according to the representative rate) in respect of the
         Storeroom for each month.

         The Lessee undertakes to make payment by not later than April 15, 1999
         of the monthly management charges for the period March 1, 1999 until
         December 31, 1999. The monthly management charges for the year 2000 (if
         the lease of the Storeroom continues) shall be paid on or before
         January 15, 2000.

    4.2  The monthly rentals for the Storeroom are $250 (in new shekels
         according to the representative rate) in respect of each month. The
         Lessee undertakes to make payment not later than April 15, 1999 of the
         monthly rentals for the period March 1, 1999 until December 31, 1999.
         The monthly rentals for the year 2000 (if the lease of the Storeroom
         continues) shall be paid on or before January 15,2000.

    4.3  Together with each amount the Lessee is obliged to pay, the Lessee
         shall add and shall pay V.A.T.

         5.    The Lessee confirms that the commencement of the lease of the
         Storeroom has occurred and that the Storeroom is in the condition in
         which it was left by the previous tenant. The Lessee shall, at its
         expense and on its responsibility, perform everything required in order
         to adapt the Leased Premises to its objectives.

 In witness wherof the parties have hereunto signed:

                                                       (-)
                                                  R.T.S. Software Ltd.
_______________________                        __________________________
     The Lessor                                        The Lessee

                                       1<PAGE>
                                                                   Exhibit 10.15
                                                                   -------------

                               Two Willow Street
                          Southborough, Massachusetts
                         LEASE dated  January 28, 2000

                                   ARTICLE I
                                   ---------
                                REFERENCE DATA
1.1  Subjects referred to:
     --------------------
     Each reference in this Lease to any of the following subjects shall be
construed to incorporate the data stated for that subject in this Section 1.1:

Building:   The building located on the Lot, as defined below, commonly known as
            Two Willow Street, Southborough, Massachusetts

Landlord:                      Firmin Joint Venture LLC
                               a Massachusetts Limited Liability Company

Original Address of Landlord:  c/o Richard B. Strehlke
                               Natick Office Park
                               209 West Central Street
                               Natick, Massachusetts 01760

Landlord's Construction Representatives:     Richard B. Strehlke and
                                             Douglas S. Brodie

Tenant:     RTS Software, Inc., a Delaware corporation

Original Address of Tenant:    Reservoir Place
                               1601 Trapelo Road
                               Waltham, MA  02451
<PAGE>

Tenant's Construction Representative:  Michelle Daley

Tenant's Space:   Area located on the entire right side and left front portion
of the first floor of the Building as shown on Exhibit A

Rentable Floor Area of Tenant's Space:   approximately  13,807   square feet.

Total Rentable Floor Area of the Building:  Approximately 40,000 square feet

Term:      Five (5) Lease Years

Scheduled Term Commencement Date:    May 1, 2000

Term Commencement Date:  The Scheduled Term Commencement Date, or such other
                         date determined in accordance with Section 3.2.

Annual Fixed Rent Rate:  $331,368 payable in equal monthly installments on the
first day of each month in the amount of $27,614.

Lease Year:  Lease Year shall mean the twelve (12) month period immediately
             following the Term Commencement Date. If the Term Commencement Date
             shall occur on a day other than the first day of a calendar month,
             then the first Lease Year of the Term shall include the partial
             month immediately following the Term Commencement Date.

CPI shall mean "Consumer Price Index for All Urban Consumers (CPI-U), Boston,
Massachusetts All Items- (1982-1984=100) as published by the United States
Bureau of Labor Statistics"

Base Year for Operating Cost Escalation:  See Section 4.2

Permitted Uses:    General office use
<PAGE>

Public Liability Insurance Bodily Injury:  $1,000,000 each person; $3,000,000
                                           each accident

Property Damage:     $500,000 each accident

Boiler Insurance:    $100,000

Security Deposit:    $ 27,614

 1.2  Exhibits
      --------
      The exhibits listed below in this section are incorporated in the Lease by
reference and are to be construed as part of this Lease:

      Exhibit A - Plan Showing Tenant's Space
      Exhibit B - Tenant's Preliminary Plans
      Exhibit C - Landlord's Services
      Exhibit D - List of Drawings and Specifications for
                  Basic Building.- Intentionally Omitted
      Exhibit E - Rules and Regulations.
      Exhibit F - Description of Lot.
<PAGE>

                                  ARTICLE II
                                  ----------
                               PREMISES AND TERM

2.1  Premises
     --------

     Landlord hereby leases to Tenant, subject to and with the benefit of the
provisions of this Lease, Tenant's Space in the Building. Tenant's space shall
exclude exterior faces of exterior walls, the common stairways, stairwells,
elevators and elevator wells, and pipes, ducts, conduits, wires and appurtenant
fixtures serving exclusively or in common other parts of the Building.  If
Tenant's Space includes less than the entire rentable area of any floor then
Tenant's Space shall include a proportionate share of the central core area of
such floor based on the Rentable Floor Area of Tenant's Space as compared to the
Rentable Floor Area of other space on such floor.  Tenant's Space is hereinafter
sometimes referred to as "the Premises" and is shown or described on Exhibit A.

2.2  Common Facilities
     -----------------

     Tenant shall have, as appurtenant to the Premises, rights to use in common
with others entitled thereto, subject to reasonable rules of general
applicability to tenants of the Building from time to time made by Landlord of
which Tenant is given notice: (a) the common facilities, common walkways,
driveways, lobbies, hallways, ramps, stairways, elevators, the parking area and
all other interior and exterior common areas which are part of the Building or
the Lot or which are appurtenant thereto; (b) the common pipes, ducts, conduits,
wires and appurtenant equipment serving the Premises; and (c) if the Premises
include less than the entire rentable area of any floor, the common toilets and
other common facilities in the central core area of such floor (collectively,
the "Common Areas")..

2.3  Landlord's Reservations
     -----------------------

     Landlord reserves the right from time to time without unreasonable
interference with Tenant's use: (a) to install, repair, replace, use, maintain
and relocate for service to the Premises and to other parts of the Building,
pipes, ducts, conduits, wires and appurtenant fixtures wherever located in the
Building, and (b) to alter or relocate any other common facility, provided that
the substitutions are substantially

<PAGE>

equivalent or better. Installations, replacements and relocations referred to in
this Section 2.3 shall be located to the extent possible in the central core
area, above ceiling surfaces, below floor surfaces or within the perimeter walls
of the premises.

2.4  Term
     ----

     To have and to hold for a period commencing on the Term Commencement Date
determined in accordance with Section 3.2, and continuing for the Term unless
sooner terminated as provided in Section 3.2, 7.1 or Article IX.  Each party on
the request of the other shall execute and deliver to the other an agreement
setting forth the Term Commencement Date, the expiration of the Term of the
Lease, and the dates on which Tenant's notice(s) of extension shall be given.

                                  ARTICLE III
                                  -----------

3.1  Initial Construction
     --------------------

     It is  acknowledged that Landlord's architects have prepared preliminary
line drawings and a brief specification showing the location of partitions,
doors, lighting, switches and electrical outlets  ("Tenant's Preliminary Plans")
which are attached hereto as Exhibit B  Tenant's Preliminary Plans  shall become
the  basis for the development of Tenant's Final Plans.

     Within fifteen (15) business days after execution of the Lease, Landlord,
at Landlord's expense shall prepare and deliver to Tenant two complete sets of
construction drawings and specifications based upon Tenant's Preliminary Plans
("Tenant's Final Plans"). Tenant shall be responsible for any further
engineering, design or construction costs ("TIW Excess Costs") incurred by
Landlord as a result of any redesign or modification made to Tenant's Final
Plans as requested by Tenant. With the delivery of any revised Tenant's Final
Plans, Landlord shall deliver to Tenant an estimate of the TIW Excess Costs.

     Landlord, at Landlord's expense exclusive of TIW Excess Costs , shall cause
its contractor to perform in the Premises and complete ready for Tenant's
occupancy  all work shown on Tenant's Final Plans ("Landlord's Work").  De
minimis changes to Tenant's Final Plans due to site conditions may be

<PAGE>

made without Tenant's consent. Otherwise, all changes to Tenant's Final Plans
shall be subject to Tenant's approval, which approval shall not be unreasonably
withheld or delayed. The TIW Excess Costs shown on revised Tenant's Final Plans
shall be borne by Tenant and paid to Landlord upon completion of Landlord's
Work. All of Tenant's installation of furnishings shall be coordinated with any
work being performed by Landlord and in such manner as to maintain harmonious
labor relations and not damage the Building or Lot or interfere with Building
operations.

     Space planning services and architectural and engineering services
required for preparation of Tenant's Final Plans and construction drawings and
specifications and any changes therein shall be performed by Landlord's
architects and engineers and the costs thereof paid by Landlord All of
Landlord's Work shall be part of the Building. Any revisions to Tenant's Final
Plans not otherwise shown on Tenant's Final Plans shall be made at the expense
of Tenant.

     Notwithstanding the foregoing to the contrary, Landlord shall contribute
up to a maximum of Two Thousand Five Hundred ( $2500) Dollars to be applied
toward an upgrade to the Building Standard floorcovering/carpet.

3.2  Preparation of Premises for Occupancy
     -------------------------------------

     Landlord agrees to use reasonable efforts to have the Term Commencement
Date occur on or before the Scheduled Term Commencement Date.  The Term
Commencement Date shall be the date on which all of the following conditions
(the "Delivery Conditions") shall have been satisfied: (i) the Premises have
been completed in accordance with Tenant's Final Plans and a Certificate of
Occupancy has been issued for the Premises (ii) all Building entrances and lobby
areas have been completed with all lighting, painting and carpeting installed,
(iii) all common facilities for access and service to the Premises including,
without limitation, all elevators, loading facilities and parking areas having
been paved and striped and have been fully completed in accordance with Tenant's
Final Plans and all applicable laws, (iv) the Building and Premises, including
the Building exits, bathrooms and fire alarms are delivered in compliance with
federal, state and local laws, codes, rules and regulations including the
Americans with Disabilities Act then in effect at the time of the Term
Commencement Date ("Laws") as such relate to the structure of the Building
except for minor items of work and mechanical adjustment of

<PAGE>

equipment or items ("punchlist items") which because of season or weather or
nature of the item cannot practically be done at the time and are not necessary
to make the Premises reasonably tenantable for the Permitted Uses, or are not
completed due to delays caused by requests made by Tenant for further changes to
Tenant's Final Plans. If Tenant elects to occupy the Premises (for purposes
other than preparing the Premises for occupancy) prior to the satisfaction of
all of the Delivery Conditions, then the date of occupancy shall be the Term
Commencement Date.

     Landlord shall complete as soon as conditions practically permit all items
and work excepted above and Tenant shall not use the Premises in such manner as
to increase the cost of completion.  Any so-called punchlist items shall be
completed by Landlord within forty-five (45) days following the Term
Commencement Date.  Landlord shall permit Tenant access for installing equipment
and furnishings in the Premises prior to the Term Commencement Date when and if
it can be done without material interference with remaining work.

3.3  Tenant Changes and Additions
     ----------------------------

     Tenant may not make structural or nonstructural changes and additions to
the Premises without the prior written consent and approval of the Landlord.
Tenant shall submit plans and specifications showing the requested changes or
additions, which plans and specifications  shall be first approved by Landlord.
Landlord will not approve any such changes or additions if they will require
unusual expense to readapt the Premises to normal office use on lease
termination or will increase the cost of insurance or taxes on the Building or
of Landlord's services called for by Section 5.1, unless Tenant is willing to
bear such cost increase.   All such changes and additions shall become part of
the Building except for Tenant's trade fixtures, business equipment and business
furnishings.  All of Tenant's changes and additions and installation of
furnishings shall be coordinated with any work being performed by Landlord and
in such a manner as to maintain harmonious labor relations and not to damage the
Building or Lot or interfere with Building operation and, except for
installation of furnishings, shall be performed by a reputable licensed general
contractor., If Landlord's contractor is not used then the identity of the
contractor performing the approved work shall be subject to the reasonable
consent of Landlord, which shall not be delayed more than ten (10) business
days.   Before Tenant's  work is started and whether or not Landlord's consent
is required, Tenant shall secure all licenses and permits necessary therefor;

<PAGE>

deliver to Landlord a statement of the names of all its contractors and
subcontractors and the estimated cost of all labor and material to be furnished
by them and cause each contractor to carry workmen's compensation insurance in
statutory amounts covering all of their employees and comprehensive public
liability insurance with such limits reasonably satisfactory to Landlord (all
such insurance to be written insuring Landlord and Tenant as well as the
contractors), and to  deliver to Landlord certificates of all such insurance.
Tenant agrees to pay promptly when due the entire cost of any work done on the
Premises by Tenant, its agent, employees, or independent contractors, and not to
cause or permit any liens for labor or materials performed or furnished in
connection therewith to attach to the Premises and to discharge any such liens
which may so attach.

3.4  General Provisions Applicable to Construction
     ---------------------------------------------

     All construction work required or permitted by this Lease, whether by
Landlord or by Tenant, shall be done in a good and workmanlike manner and in
compliance with all applicable laws and all lawful ordinances, regulations and
orders of governmental authority and insurers of the Building.  Either party may
inspect the work of the other at reasonable times, and shall promptly give
notice of observed defects.  Landlord's obligations under Section 3.1 shall be
deemed to have been performed when Tenant commences to occupy the Premises for
the Permitted Uses except for (i)latent defects, (ii)  incomplete  items, and
(iii) items not conforming  with the requirements of Section 3.1  which Tenant
has given notice to Landlord within 30 days after the Term Commencement Date.
With respect to  the heating, ventilation and air conditioning system, the 30-
day period shall begin with the commencement of the respective heating or air
conditioning season. Landlord's obligations for completion of Landlord's Work
shall be deemed to have been completed when the Delivery Conditions have
occurred except for (A) Landlord's obligation to correct latent defects which
shall continue until the later of one (1) year from the Term Commencement Date
or the time of expiration of  Landlord's right to enforce warranty rights
against the General Contractor with respect to any particular defect and (B)
Landlord's obligation to complete so called punchlist items as soon as
practical.

<PAGE>

3.5  Construction Representatives
     ----------------------------

     In connection with  the original design and construction, each party
authorizes the other to rely upon approval and other actions on the party's
behalf by any Construction Representative of the party named in Article I above
or any person hereafter designated in substitution or addition by notice to the
party relying.

                                  ARTICLE IV
                                  ----------
                                     RENT

4.1  The Fixed Rent
     --------------

     Tenant agrees to pay, without any offset or deduction whatever except as
made in accordance with the provisions of this Lease, commencing on the Term
Commencement Date, fixed rent to Landlord, at the Annual Fixed Rent Rate, in
equal installments of 1/12th of the Annual Fixed Rent Rate in advance on the
first day of each calendar month included in the Term; and for any portion of a
calendar month at the beginning or end of the Term, proportionately at that rate
payable in advance for such portion.

4.2  Operating Expenses Including Real Estate Taxes
     ----------------------------------------------

     Commencing on January 1, 2001, Tenant shall pay to Landlord as additional
rent, Tenant's Proportionate Share of the excess (the "Operating Expenses
Excess"), if any, of Landlord's Operating Expenses as defined below in this
Section 4.2 over Landlord's Operating Expenses for the Base Year.  The Base Year
for the purposes of this Section 4.2 shall be  calendar year 2000. If the
Building is not at least 90% occupied during the entire Base Year or if Landlord
is not supplying services to at least 90% of the Total Rentable Floor Area of
the Building at any time during the Base Year, Operating Expenses for the Base
Year shall be determined as if the Building had been 90% occupied and Landlord
had been supplying services to at least 90% of the Total Rentable Floor Area of
the Building.

     Not later than 90 days after the end of each calendar year  during the Term
and not later than 90 days after Lease termination, Landlord shall render to
Tenant an unaudited statement in reasonable detail

<PAGE>

and according to generally accepted accounting principles showing the actual
Operating Expenses incurred in the operation of the Building during the
preceding year. For purposes of this Lease, Operating Expenses shall include
such competitively priced fringe benefits as are customarily paid to third
parties providing similar services in the vicinity of the Building, workmen's
compensation insurance premiums and payroll taxes paid by Landlord to, for or
with respect to all persons engaged on-site in the operation, maintenance, or
cleaning of the Building or Lot provided that Operating Expenses shall only
include the share of personnel expenses allocable to the time such individuals
are actually performing their duties at the Building; steam, water, sewer,
electric, gas and telephone charges supplied to common areas; costs of building
and cleaning supplies and equipment, cost of maintenance, cleaning and repairs
(other than repairs not properly chargeable against income or for which Landlord
has received reimbursement from contractors under guaranties); cost of snow
removal and care of landscaping; payments under service contracts with
independent contractors; commercially reasonable management fees; and all other
reasonable and necessary expenses paid in connection with the operation,
cleaning, and maintenance of the Building and Lot and properly chargeable
against income. The manager of the Building shall not be required to carry
errors and omissions insurance. In no event shall Tenant's share of Operating
Expenses include: the cost of initial construction of, or of any additions or
expansions to, the Building or the common area, or any other item which under
generally accepted accounting principles is properly classified as a capital
expenditure; the cost of correcting defects in the original construction of the
Building, reserves for future expenditures not yet incurred; costs attributable
to repairing items that are covered by warranties; any charges for depreciation
of the Building or otherwise; services billed directly to tenants., charges for
which Landlord receives or is entitled to receive reimbursement from insurance
proceeds or from another third party; any judgment, settlement or arbitration
award resulting from any tort liability; principal, interest and other charges
payable in connection with any debt; negotiations or disputes with tenants or
prospective tenants; payments to subsidiaries or affiliates of Landlord for
services rendered to the Building to the extent such amounts exceed competitive
costs therefor if not provided by such related parties; efforts to lease
portions of the Building or to secure new tenants for the Building including
advertising expenses, leasing fees or commissions, attorneys' fees and other
professional fees; environmental remediation and compliance excluding testing or
other activities required routinely or as required by law for a nonhazardous
event, any breach or violation of law, lease or other obligation by Landlord or
Landlord's
<PAGE>

employees, agents or contractors, including fines, penalties and attorneys'
fees: and improvements, alterations and repairs and replacements necessary to
bring the Building into compliance with laws existing as of the Term
Commencement Date, including the Americans with Disabilities Act of 1990 ( 42USC
12101, et seq., as amended from time to time) as it relates to the structure of
the Building (it being understood that all issues of compliance which relate to
Tenant's specific use of the Premises are the sole responsibility and expense of
Tenant) Landlord agrees to maintain all Common Areas in good order, condition
and repair and in a safe, clean and sanitary condition in accordance with good
and accepted first-class office building practices.

     In addition, commencing on the first day after the Tax Base Year, Tenant
shall pay to Landlord Tenant's Proportionate Share of any increases in Real
Estate Taxes incurred over and above those Real Estate Taxes assessed in the
Tax Base Year ("Tax Excess").  For purposes of this Lease, Tax Base Year shall
be those taxes assessed in the later of tax fiscal year 2000 (e.g. July 1, 1999
- June 30, 2000) or the first tax fiscal year in which the Building is fully
assessed as a completed improvement.

     Real Estate Taxes shall include real estate taxes and other taxes, levies,
and assessments imposed upon the Building and the Lot and upon any personal
property of Landlord used in the operation thereof, or Landlord's interest in
the Building, fees and assessments for transit, housing, police, fire, or other
governmental services which benefit the Building, service or user payments in
lieu of taxes, and any and all other taxes, levies, betterments, assessments and
charges arising from the ownership, leasing, operation, or use of the Building
which are or shall be imposed by National, State, or Municipal or other
authorities.

     In the event any special assessments are assessed and payable, Tenant's
Proportionate Share of same shall be calculated as if such assessments were
being paid by Landlord over the longest period of time permitted by applicable
law.  In no event shall Tenant be responsible to pay any rent, taxes, gross
receipt taxes, franchise taxes, capital stock taxes, inheritance, estate,
succession, transfer, gift or other tax, which is measured in any manner by the
income or profit of Landlord or any portion of any special assessment first
assessed prior to the Term Commencement Date.

For purposes of this Lease, Tenant's Proportionate Share shall be the fraction,
expressed as a percent, the numerator of which shall be the Rentable Floor Area
of Tenant's Space  and the denominator of which shall be the Total Rentable
Floor Area  of the Building.  Initially Tenant's Proportionate Share is 34.6
percent.

<PAGE>

4.3  Lot
     ---

     "Lot" means all, and also any parts of, the land described in Exhibit F
plus any addition thereto resulting from the change of any abutting street line.
Landlord  represents and warrants that the Lot is a separate taxable parcel and
that the Building is the only building located on the Lot.

4.4  Accounting
     ----------

     Landlord shall have the right from time to time to change the periods of
accounting under Section 4.2 to any twelve (12) months period other than a
calendar year, and upon any such change, all items referred to in said Section
4.2 shall be appropriately apportioned.  In all statements rendered under
Section 4.2 amounts for periods partially within and partially without the
accounting periods shall be appropriately apportioned; and any items which are
not determinable at the time of a statement shall be included therein on the
basis of Landlord's cost for such items in the prior period and with respect
thereto Landlord shall render promptly after determination a supplemental
statement and appropriate adjustment shall be made according thereto.  In the
event of any deficiency, Tenant shall pay same within thirty (30) days after
receipt of Landlord's invoice.  In the event of any overpayment by Tenant,
Tenant shall have the right to credit such overpayment against installments of
rent next becoming due or a refund if at the end of the Term.  All statements
shall be prepared on an accrual basis of accounting.

4.5  Payment of Additional Rent
     --------------------------

     Except as otherwise specifically provided herein any sum, amount, item or
charge designated or considered as additional rent in this Lease shall be paid
by Tenant to Landlord on the first day of the month following the date on which
Landlord notifies Tenant of the amount payable, or on the fifteenth day after
the giving of such notice, whichever shall be later.  Any such notice shall
specify in reasonable detail the basis of such additional rent.  On the first
day of each month following that month in which notice of additional rent is
given, Tenant shall pay to Landlord one-twelfth (1/12) of the amount of

<PAGE>

additional rent which shall be payable by the Tenant for the then current year
based on actual cost experience for the prior period.

                                   ARTICLE V
                                   ---------

                  LANDLORD'S COVENANTS; RE INTERRUPTIONS AND

                  DELAYS, SERVICES, REPAIRS, QUIET ENJOYMENT

5.1  Landlord's Covenants
     --------------------

     Landlord covenants:

     5.1.1 to furnish, through Landlord's employees or independent contractors,
     the services listed in Exhibit C.

     5.1.2 to furnish, through Landlord's employees or independent contractors,
     reasonable additional building operation services upon reasonable advance
     request of Tenant at equitable rates from time to time established by
     Landlord to be paid by Tenant.

     5.1.3 except as otherwise provided in Article VII, to keep, maintain and
     repair and replace, as required, the roof, exterior walls and glass, floor
     slabs and all structural components of the Building, and all HVAC,
     electrical and other mechanical systems, plumbing and utility lines that do
     not serve the Premises exclusively, whether located within or outside of
     the Premises, and Common Areas and facilities of the Building as may be
     necessary to keep them in first class condition.

     5.1.4 that Landlord has the right to make this Lease and that Tenant on
     paying the rent and performing its obligations in this Lease shall
     peacefully and quietly have, hold and enjoy the Premises throughout the
     term, subject to all terms and provisions hereof without any interruption
     or disturbance from Landlord or those claiming by, through or under
     Landlord.

<PAGE>

     5.1.5 to carry throughout the term of this Lease a policy of insurance on
     the Building, its furniture, fixtures and other equipment insuring against
     all risks of physical loss or damage under an All Risk coverage endorsement
     in an amount at least equal to the full replacement value of the property
     insured with an agreed amount endorsement sufficient to satisfy co-
     insurance requirements.

     5.1.6 to provide electricity, heating, ventilation, air conditioning,
     security, building access and elevator services and other building services
     during normal Building hours which shall be from 6:30 a.m. to 8:00 p.m.
     Monday through Friday, necessary for the use and enjoyment of the Premises
     by Tenant There shall be 24 hour per day, 7 day per week card access to the
     Building and key access to the Premises. Janitorial services will not be
     provided on Saturdays. Services requested by Tenant in excess of those
     provided during normal Building hours shall be paid for by Tenant.

5.2  Interruptions
     -------------

     Landlord shall not be liable to Tenant for any compensation or reduction of
rent by reason of inconvenience or annoyance or for loss of business arising
from power losses and shortages, the necessity of Landlord's entering the
Premises for any of the purposes in this Lease authorized or for repairing the
premises or any portion of the Building or Lot however the necessity may occur
(collectively "Interruption") provided that Landlord uses reasonable efforts not
to interfere unreasonably with Tenant's occupancy of the Premises.  In case
Landlord is prevented or delayed from making any repairs, alterations or
improvements, or furnishing any services or performing any other covenant or
duty to be performed on Landlord's part, by reason of any cause reasonable
beyond Landlord's control including without limitation the causes set forth in
Section 13.15 hereof as being reasonable beyond Landlord's control, Landlord
shall not be liable to Tenant therefor, nor, except as expressly otherwise
provided in Section 7.1, shall Tenant be entitled to any abatement or reduction
of rent by reason thereof, nor shall the same given rise to a claim in Tenant's
favor that such failure constitutes actual or constructive, total or partial,
eviction from the Premises.

<PAGE>

     Landlord reserves the right to stop any service or utility system, when
necessary by reason of accident or emergency, or until necessary repairs have
been completed, provided, however, that in each instance of stoppage, Landlord
shall exercise reasonable diligence to eliminate the cause thereof.  Except in
case of emergency repairs, Landlord will give Tenant reasonable advance notice
of any contemplated stoppage and will use reasonable efforts to avoid
unnecessary inconvenience to Tenant by reason thereof.

                                  ARTICLE VI
                                  ----------
                              TENANT'S COVENANTS

6.1  Tenant's Covenants
     ------------------

     Tenant covenants during the Term and such further time as Tenant occupies
any part of the Premises:

     6.1.1 to pay when due all fixed rent and additional rent, all taxes which
     may be imposed on Tenant's personal property on the Premises (including
     without limitation, Tenant's fixtures and equipment) regardless to whomever
     assessed and all charges or public utilities for telephone and service
     inspections therefor, all charges by public utilities for installation of
     metering devices at the Premises and all charges of Landlord for services
     rendered pursuant to Section 6.1.5. It shall be Tenant's responsibility to
     pay for its own electrical usage in the Premises for lighting and plugs
     initially estimated at $.80 per year per square foot. In no event shall
     Tenant pay more to Landlord for utility service than Tenant would pay to
     the utility company providing such service if Tenant were directly and
     separately metered by the utility company.

     6.1.2 except as otherwise provided in Article VII and Section 5 hereof, to
     keep the Premises in as good order, repair and condition as exists on the
     Commencement Date, reasonable wear and damage by fire and casualty only
     excepted, and at the expiration or termination of this Lease peaceably to
     yield up the Premises and all changes and additions therein (except if
     Landlord and

<PAGE>

     Tenant agree otherwise at the time Landlord consented to such changes and
     additions) in such order, repair and condition, first removing all goods,
     effects, and fixtures of Tenant, and repairing all damage caused by such
     removal and restoring the Premises leaving them clean and neat;

     6.1.3 not to injure or deface the Premises, Building or Lot, nor to permit
     in the Premises any auction sale, or nuisance, or the emission from the
     Premises of any objectionable noise or odor, nor to use or devote the
     Premises or any part thereof for any purpose other than the Permitted Uses,
     nor any use thereof which is improper, offensive, disruptive, contrary to
     law or ordinance, or liable to invalidate or increase the premiums for any
     insurance on the Building or its contents or liable to render necessary any
     alteration or addition to the Building;

     6.1.4 not to obstruct in any manner any portion of the Building not hereby
     leased or any portion thereof or of the Lot used by Tenant in common with
     others; nor permit the painting or placing of any signs or the placing of
     any curtains blinds, shades, awnings, aerials or flagpoles, or the like,
     visible from outside the Premises; and to comply with the Rules and
     Regulations set forth in Exhibit E and all other reasonable Rules and
     Regulations hereafter made by the Landlord, of which Tenant has been given
     notice, for the use of the Building and Lot and their facilities and
     approaches,; provided Landlord uses good faith to uniformly enforce such
     Rules and Regulations: Landlord shall not be liable to Tenant for the
     failure of other tenants of the Building to conform to such Rules and
     Regulations;

     6.1.5 to keep the Premises equipped with all safety appliances required by
     law or ordinance or any other regulation of any public authority because of
     any use made by Tenant other than normal office use, and to procure all
     licenses and permits so required because of such other use and, if
     requested by Landlord, to do any work so required because of such use, it
     being understood that the foregoing provisions shall not be construed to
     broaden in any way Tenant's Permitted Uses;

     6.1.6 to defend, save harmless, and indemnify Landlord from any liability
     or injury, loss, accident or damage to any person or property, and from any
     claims, actions, proceedings and

<PAGE>

     expenses and costs in connection therewith (including without limitation
     reasonable counsel fees), (i) arising from any negligent act or omission,
     or other misconduct of Tenant or its agents, employees, contractors,
     invites or those claiming by through or under Tenant or from any use made
     or thing done or occurring on the Premises, the Building or the Lot by
     Tenant or its agents, employees, contractors, invites or those claiming by
     through or under Tenant to the extent not due to the negligence of Landlord
     or (ii) resulting from the failure of Tenant to perform and discharge its
     covenants and obligations under this Lease;

     6.1.7 to maintain public liability insurance in the Premises in the amounts
     which shall, at the beginning of the Term, be at least equal to the limits
     set forth in Section 1.1, and, from time to time during the Term shall be
     for such higher limits, if any, as are customarily carried in the area in
     which the Premises are located on property similar to the Premises and used
     for similar purposes and to furnish Landlord with the certificates thereof;
     said insurance certificates shall name Landlord as an additional insured
     party and shall not be canceled unless ten (10) days prior written notice
     of said cancellation has been given to Landlord;

     6.1.8 to keep all Tenant's employees working in the Premises covered by
     workmen's compensation insurance in statutory amounts and to furnish
     Landlord with certificates thereof;

     6.1.9 to permit Landlord and Landlord's agents to examine the Premises at
     reasonable times and, if Landlord shall so elect, to make any repairs or
     replacements Landlord may deem necessary to avert an emergency, to remove,
     at Tenant's expense, any changes, additions, signs, curtains, blinds,
     shades, awnings, aerials, flagpoles, or the like, (except Permitted
     Alterations) not consented to in writing, and to show the Premises to
     prospective tenants during the six (6) months preceding expiration of the
     Term and to prospective purchasers and mortgagees at all reasonable times
     upon reasonable appointment with Tenant. Landlord's entry to the Premises
     shall be upon reasonable prior notice (except in cases of emergency) and
     any entry or work done in the Premises shall be performed in a manner which
     minimizes interference with Tenant's use and occupancy of the Premises;

<PAGE>

     6.1.10 not to place a load upon the Premises in excess of that permitted
     exceeding the permitted pounds of live load per square foot of floor area;
     and not to move any safe, vault or other heavy equipment in, about or out
     of the Premises except in such manner and at such times as Landlord shall
     in each instance authorize; Tenant's business machines and mechanical
     equipment which cause vibration or noise that may be transmitted to the
     Building structure or to any other leased space in the Building shall be
     placed and maintained by Tenant in settings of cork, rubber, spring, or
     other type of vibration eliminators sufficient to eliminate such vibration
     or noise;

     6.1.11 all the furnishings, fixtures, equipment, effects and property of
     every kind, nature and description of Tenant and of all persons claiming
     by, through or under Tenant which, during the continuance of this Lease or
     any occupancy of the Premises by Tenant or anyone claiming under Tenant,
     may be on the Premises or elsewhere in the Building, shall be at the sole
     risk and hazard of Tenant, and if the whole or any part thereof shall be
     destroyed or damaged by fire, water or otherwise, or by leakage or bursting
     of water pipes, steam pipes, or other pipes, by theft or from any other
     cause, no part of said loss or damage is to be charged to or to be borne by
     Landlord.

     6.1.12 not to suffer or permit any liens to stand against the Premises by
     reason of work, labor services or materials done for or at the request of
     Tenant. Tenant shall cause any such liens to be discharged within thirty
     days after Tenant receives notice thereof.

     6.1.13 not to store or use on the Premises or permit the storage or use on
     the Premises, any chemicals that are considered hazardous by the United
     States Environmental Protection Agency, except in compliance with
     applicable law, unless the Tenant has the proper license and permits.
     Tenant further agrees that all chemicals stored on the Premises will be
     stored within the Premises and that no chemicals will be stored outside the
     Building. In the event any chemicals used by Tenant shall spill or leak
     outside the Premises they shall be removed immediately in an approved
     manner. In the event of an environmental contamination as a result of
     Tenant's operations on the Premises, Tenant will indemnify and hold
     harmless the Landlord for any and all liability, including all costs,
     attorneys' fees and penalties incurred in the preparation of environmental
     studies, the preparation of remediation plan and implementation of cleanup.
     Tenant represents

<PAGE>

     that it will not store or use any chemicals which are not permitted to be
     stored or used in the Commonwealth of Massachusetts.

                                  ARTICLE VII
                                  -----------
                              CASUALTY AND TAKING
                              -------------------

7.1  Casualty and Taking
     -------------------

     In case during the Term all or any substantial part of the Premises, the
Building or the Lot are damaged materially by fire or other casualty or by
action of public or other authority in consequence thereof, or are taken by
eminent domain or Landlord receives compensable damage by reason of anything
lawfully done on pursuance of public or other lawful authority, this Lease shall
terminate at Landlord's election, provided Landlord terminates all other leases
in the Building, which may be made notwithstanding Landlord's entire interest
may be divested, by notice given to Tenant within 60 days after the occurrence
of the event giving rise to the election to terminate which notice shall specify
the effective date of termination, or if Landlord does not elect to so
terminate, which notice shall contain Landlord's nonbinding estimate of the time
needed to put the Premises or such remainder in as good or better condition than
existed immediately prior to such fire, other casualty or taking. In case of a
taking of part of the Premises, if the remainder is insufficient for use for
Tenant's purposes, and Landlord receives written notice thereof signed by
Tenant, or in the case of casualty or taking if the time needed to do the
construction work necessary to put the Premises or such remainder in as good or
better condition than existed immediately prior to such fire, other casualty or
is reasonably estimated by the Landlord to exceed six months, or if Landlord's
restoration work is not actually completed within six (6) months from the date
of casualty or taking Tenant may terminate this Lease by notice given to
Landlord within 30 days after receipt of Landlord's notice, which notice by
Tenant shall specify the effective date of termination.

     The effective date of termination specified either by Landlord or Tenant
shall be not less than 15 nor more than 30 days after the date of notice of such
termination.  If in any case the Premises are

<PAGE>

rendered unfit for use and occupation and the Lease is not so terminated,
Landlord shall use due diligence (following the expiration of all periods in
which either party may terminate this Lease pursuant to the foregoing provisions
of this Section 7.1) to restore the Premises, or in case of taking what may
remain thereof (excluding any items installed or paid for by Tenant which Tenant
may be required to remove pursuant to Section 3.1 or 3.3), to the condition of
the Premises immediately prior to the casualty or taking and a just proportion
of the fixed rent and additional rent according to the nature and extent of the
injury shall be abated from the date of casualty or taking until the Premises or
such remainder shall have been restored by Landlord and in case of a taking
which permanently reduces the area of the Premises, a just proportion of the
fixed rent and additional rent shall be abated for the remainder of the Term.

7.2  Reservation of Award
     --------------------

     Landlord reserves to itself any and all rights to receive awards made for
damages  to the Premises and Building and Lot and the leasehold hereby created,
or any one or more of them, accruing by reason of exercise of eminent domain or
by reason of anything lawfully done in pursuance of public or other lawful
authority.  Tenant hereby releases and assigns to Landlord all Tenant's rights
to such awards, and covenants to deliver such further assignments and assurances
thereof as Landlord may from time to time request hereby.  It is agreed and
understood, however, that Landlord does not reserve to itself, and Tenant does
not assign to Landlord, any damages payable for (i) movable trade fixtures
installed by Tenant or anybody claiming under Tenant at its own expense or
fixtures or items the removal of which is required or permitted by any agreement
given pursuant to Section 3.1. or 3.3, or (ii) relocation expenses recoverable
by Tenant from such authority in a separate action.

7.3  Temporary Taking
     ----------------

     If the temporary use of the whole or any part of the Premises shall be
taken at any time during the Term for any public or quasi-public purpose by any
lawful power or authority, by the exercise of the right of condemnation or
eminent domain, or by agreement between Tenant and those authorized to exercise
such right, the term of this Lease shall not be reduced or affected in any way
and Tenant shall

<PAGE>

continue to pay in full the fixed rent, additional rent and other sum or sums of
money and charges herein reserved and provided to be paid by Tenant and, subject
to the other provisions of this Section 7.3 and except as hereinafter provided,
Tenant shall be entitled to receive any award or payment for such use and
Landlord and Tenant shall join in a single action for the recovery of such award
or payment. If such taking is for a period extending beyond the Term and if any
award or payment made for such use is made in a lump sum, such award or payment
shall be apportioned between Landlord and Tenant as of the date of expiration of
the Term. If such taking results in changes or alterations in the Premises which
would necessitate an expenditure, after repossession, to restore it to its
former condition and such award or payment includes an amount (whether or not
specified) to compensate for such expenditures and is made prior to the
expiration of the Term of this Lease, then the amount of such award or payment
specified as compensation for the expenses of such restoration or, if no such
amount is specified, such portion of such award or payment as is sufficient, in
the reasonable opinion of Landlord, to cover such expenses, shall be paid to
Landlord in trust.

     If possession of the Premises shall revert to Tenant prior to the
expiration date of the Term, Tenant shall restore the Premises as aforesaid and
in all other respects indemnify and save harmless Landlord from the effects of
such taking so that the Premises in every respect shall upon completion of such
restoration be the same as though no such taking had occurred, and upon
completion of such restoration the portion, if any, of the award or payment
deposited with Landlord pursuant to this Section 7.3 shall be paid over to
Tenant, but if Tenant shall not restore the Premises and indemnify Landlord,
said sum so deposited shall be applied by Landlord toward Landlord's damages
occasioned by Tenant's such default, and if possession of the Premises shall
revert to Landlord after the expiration of the term of this Lease, Landlord
shall pay over said sum so deposited itself absolutely and without
apportionment.  If the lump sum or payment in question is made on or after the
expiration of the Term then the amount of such award or payment specified, such
portion of such award or payment as is sufficient to cover such expenses, shall
be paid to and retained by Landlord absolutely and Tenant shall thereupon be
excused from any obligation to restore the Premises upon the termination of such
temporary taking, except that any obligation that may have accrued for Tenant to
restore the Premises prior to the commencement of said temporary taking shall
continue to be the obligation of Tenant.

<PAGE>

                                 ARTICLE VIII
                                 ------------
                              RIGHTS OF MORTGAGEE

8.1  Superiority of Lease
     --------------------

     This Lease and all rights of Tenant hereunder are and will remain subject
and subordinate to any mortgage given by Landlord to any mortgagee including any
future mortgages, deeds of trust and other instruments in nature of a mortgage,
now or hereafter given and by extensions, modifications and renewals thereof.
Tenant shall,  promptly upon demand, at any time, execute, acknowledge and
deliver to Landlord any and all commercially reasonable instruments necessary to
indicate that this Lease and all Tenant's rights hereunder are subordinate to
the lien of any such mortgage, deeds of trust and other instruments in nature of
a mortgage, now or hereafter given and by extensions, modifications and renewals
thereof.  If Tenant fails to so execute, acknowledge, and deliver any such
subordination instrument, the Landlord may sign the same as Tenant's attorney in
fact and Tenant hereby nominates, constitutes and appoints Landlord as Tenant's
proper legal attorney in fact for such purposes.  If notified by any entity that
it holds a mortgage, Tenant shall give the holder the same notices of default as
it is required to give Landlord under this Lease.  Either party on written
request of the other, shall within fifteen (15) days of demand thereof, furnish
a written statement or estoppel certificate to the other, of any factual matter
pertaining to this Lease, to the best of such parties knowledge..  Landlord
agrees to use reasonable efforts to obtain   a Non Disturbance Agreement from
the holder of any mortgage or deed of trust or lessor under any ground lease
superior in title to Tenant.

8.2  Implementation
     --------------

     Tenant agrees promptly on request of Landlord to execute and deliver from
time to time any commercially reasonable agreement which may reasonably be
deemed necessary to implement the provisions of this Article VIII.

<PAGE>

                                  ARTICLE IX
                                  ----------
                                   DEFAULTS

9.1  Events of Default
     -----------------

     If at any time during the term of this Lease any one or more of the
following events ("Default of Tenant") shall happen:

     A.  Tenant shall fail to pay the Fixed Rent or any Additional Rent or other
charge when due and such failure shall continue for ten (10) days after written
notice to Tenant from Landlord,

     B.  If Tenant shall neglect or fail to perform or observe any other
covenant herein contained and Tenant shall fail to remedy the same within thirty
(30) days after notice to Tenant specifying such neglect or failure, or if such
failure is of such a nature that Tenant cannot reasonably remedy the same within
such thirty (30) days period, Tenant shall fail to commence promptly to remedy
the same and to prosecute such remedy to completion with diligence;

     C.  Intentionally Omitted.

     D.  If a petition is filed by Tenant or any guarantor of Tenant for
adjudication as a bankrupt, or for reorganization or an arrangement under any
provision of the Bankruptcy Act as then in force and effect, or

     E.  If an involuntary petition under any of the provisions of said
Bankruptcy Act is filed against Tenant or any guarantor of Tenant and such
involuntary petition is not dismissed within sixty (60)  thereafter, then,

     and in any of such Default of Tenant , Landlord and the agent and servants
of Landlord lawfully may, in addition to and not in derogation of any remedies
for any preceding breach of covenant, immediately or at any time thereafter and
without demand or notice and with or without process of law (forcibly, if
necessary) enter into and upon the Premises or any part thereof in the name of
the whole or
<PAGE>

mail a notice of termination addressed to Tenant at the Premises, and repossess
same as of Landlord's former estate and expel Tenant and those claiming through
or under Tenant and remove its and the effects (forcibly, if necessary) without
being deemed guilty any manner of trespass and without prejudice to any remedies
which might otherwise be used for arrears of rent or prior breach of covenant
and upon such entry or mailing as aforesaid this Lease shall terminate.

9.2  Tenant's Obligations After Termination
     --------------------------------------

     In the event that this Lease is terminated under any of the provisions
contained in Section 9.1 or shall be otherwise terminated for breach of any
obligation of Tenant, Tenant covenants as an additional and cumulative
obligation after any such ending to pay punctually to Landlord all the sums and
perform all the obligations which Tenant covenants in this Lease to pay and to
perform in the same manner and to the same extent and at the same time as if
this Lease had not been terminated. In calculating the amounts to be paid by
Tenant under the next foregoing covenant Tenant shall be credited with any
amount paid to Landlord as compensation provided in this Section 9.2 and also
with the net proceeds of any rent obtained by Landlord by reletting the
Premises, after deducting all Landlord's reasonable expenses in connection with
such reletting, including, without limitation, all repossession costs, brokerage
commissions, fees for legal services and expense of preparing the Premises for
such reletting, it being agreed by Tenant that Landlord may (i) relet the
Premises or any part or parts thereof, for a term or terms which may at
Landlord's option be equal to or less than or to exceed the period which would
otherwise have constituted the balance of the Term and may grant such
concessions and free rent as Landlord in its reasonable judgment considers
advisable or necessary to relet the same and (ii) make such alterations, repairs
or decorations in the Premises as Landlord in its reasonable judgment considers
advisable or necessary to relet the same, and no action of Landlord in
accordance with the foregoing or failure to relet or to collect rent under
reletting shall operate or be construed to release or reduce Tenant's liability
as aforesaid. In the event Landlord terminated this Lease or otherwise reenters
the Premises following a Default of Tenant, Landlord shall use reasonable
efforts in good faith to relet the Premises for the account of Tenant at the
then current market rate and upon such other terms and conditions as are
reasonable under the circumstances, and Landlord shall otherwise use its
reasonable efforts in good faith to mitigate Tenant's damages.
<PAGE>

     In lieu of any other damages or indemnity and in lieu of full recovery by
Landlord of all sums payable under all the foregoing provisions of this Section
9.2, Landlord may by written notice to Tenant, at any time after this Lease is
terminated under any of the provisions contained in Section 9.1 or is otherwise
terminated for breach of any obligation of Tenant and before such full recovery,
elect to recover, and Tenant shall thereupon pay, as liquidated damages, an
amount equal to the aggregate of the fixed rent and additional rent accrued and
unpaid at the time of termination and less the amount of any recovery by
Landlord under the foregoing provisions of this Section 9.2 up to the time of
payment of such liquidated damages.

     Nothing contained in this Lease shall, however, limit or prejudice the
right of Landlord to prove for and obtain in proceedings for bankruptcy or
insolvency by reason of the termination of this Lease, an amount equal to the
maximum allowed by any statute or rule of law in effect at the time when, and
governing the proceedings in which, the damages are to be proved, whether or not
the amount be greater, equal to, or less than the amount of the loss or damages
referred to above.

9.3  Landlord's Default
     ------------------

     Landlord shall not be deemed to be in default hereunder unless its default
shall continue for thirty (30) days, or such additional time as is reasonably
required to correct its default, provided that Landlord shall, begin such
correction within 30 day period and thereafter prosecute the curing of such
default to completion with due diligence after written notice thereof has been
given by Tenant to Landlord specifying the nature of the alleged default.

                                   ARTICLE X
                                   ---------
                          RIGHT TO ASSIGN AND SUBLET

10.1 Tenant shall not assign or sublet this Lease without prior consent of
Landlord which consent may be withheld at Landlord's sole discretion; no
assignment or subletting and no consent of Landlord thereto shall affect the
continuing primary liability of Tenant; no consent to any of the foregoing in a
specific instance shall operate as a waiver in any subsequent instance; and no
assignment shall be

<PAGE>

binding upon Landlord or any of Landlord's mortgagees, unless Tenant shall
deliver to Landlord an instrument in recordable form which contains a covenant
of assumption by the assignee running to Landlord and all persons claiming by,
through or under Landlord, but the failure or refusal of the assignee to execute
such instrument of assumption shall not release or discharge assignee from its
liability as Tenant hereunder nor shall execution of such instrument of
assumption affect the continuing primary liability of Tenant.

10.2   In the event Tenant desires to assign this Lease in any instance where
Landlord's consent is required to such assignment, Tenant shall so notify
Landlord.  In lieu of consenting to such assignment, Landlord shall have the
option to terminate this Lease, provided notice of Landlord's election to
terminate the Lease shall be given not later than fifteen (15) days following
receipt of Tenant's assignment notice.  Upon termination, this Lease shall cease
and expire without further liability of the parties.  If Landlord fails to
respond to Tenant's request for consent to an assignment or sublease within said
fifteen (15) day period, Landlord shall be deemed to have consented to such
assignment or sublease.

10.3   Notwithstanding the prohibition set forth herein, Landlord shall not
unreasonably withhold or delay its consent to an assignment or subletting
requested by Tenant, provided that: (i) in Landlord's reasonable judgment the
business of the proposed Tenant will not adversely affect the reputation or
image of the Building; (ii) the rent to be derived is payable monthly at a fixed
rate and not based on the net or gross income or profits derived from such
assignee or subtenant; (iii) the proposed assignee or subtenant is a reputable
party of financial worth and stability sufficient in the Landlord's sole and
reasonable judgement to perform its obligations pursuant to such assignment or
sublease and would not impose a greater load upon the Premises and Building
Services than is imposed by Tenant; (iv) rental payments pursuant to the
assignment or sublease agreement are not less than that being offered by
Landlord for similar space in Building under Leases then being or recently
negotiated; (vi the proposed assignee or subtenant (nor any person which,
directly or indirectly controls, is controlled by, or is under common control
with, the proposed assignee and or subtenant) is not then an occupant of any
part of the Building and within the prior six (6) months has not had
negotiations with the Landlord to lease space in the Building, (vi) Tenant is
not then in default beyond applicable notice and cure periods of its obligations
under the Lease and (vii) Landlord has been furnished with information
sufficient to make a

<PAGE>

determination as to each of the foregoing requirements. If Landlord, shall
withhold such consent, it shall set forth in writing the reasons therefor.

10.4   For the purposes of this Article 10, the following transfers shall not be
deemed an assignment or sublease and shall be permitted as of right without the
prior consent of Landlord,: any assignment of this Lease, sublease of all or any
portion of the Premises or other transfer of Tenant's interests hereunder to any
person or entity (a) controlling, controlled by, or under common control with
Tenant (b) acquiring all or substantially all of the assets of Tenant or (c)
with or into which Tenant merges or consolidates provided that  the assignee or
subtenant has a financial net work at least equal to that of Tenant as of the
Term Commencement Date.

                                  ARTICLE XI
                                  ----------
                               OPTION TO EXTEND

11.1   On the conditions which Landlord may waive, at its election, by written
notice to Tenant at any time,  that Tenant is not in default of its covenants
and obligations under the Lease beyond notice and applicable cure periods and
Tenant or its permitted assignee un Section 10.4 above, is occupying all of  the
Premises  both as of the time of option exercise and as of the commencement date
of the extension term, and the financial condition of Tenant is as good as of
the Term Commencement Date, Tenant shall have the option to extend the term of
this Lease for one additional five (5) year term ("Extension Term") , such term
commencing as of the day after the expiration of the initial term of the Lease.
Tenant may exercise such option to extend by giving Landlord written notice on
or before the date twelve  (12) months prior to the expiration date of the
original term of the Lease. Upon the timely giving of such notice, the terms of
this Lease shall be automatically extended  upon all terms and conditions of
this Lease except that the Annual Fixed Rent, Operating Costs in the Base Year
and Tax Base during said Extension Term  shall be as hereinafter set forth.  If
Tenant fails to timely give notice, as required, Tenant shall have nor further
right to extend the term of this Lease, time being of the essence to this
Article 11.

<PAGE>

11.2   The Annual Fixed Rent for any Lease Year during the Extension Term shall
be the Fair Market Rental Value, as defined herein, as of the commencement of
the Extension Term . The Base Year for Operating Cost Expense Excess and Tax
Excess shall be adjusted accordingly. Notwithstanding the foregoing to the
contrary, in no event, shall the Annual Fixed Rent, charged during the first
year of the Extension Term be less than the Annual Fixed Rent and other monies
paid by Tenant during the last year of the original Lease Term.

11.3   Notwithstanding the fact that Tenant's exercise of the extension option
shall be self executing, once the Annual Fixed Rent has been determined, the
parties  shall execute a written agreement confirming  the same.

11.4   Notwithstanding the provisions of Article 11 to the contrary,   Tenant
shall have he right to cancel such extension option upon the following
circumstances;

       Tenant gives Landlord a written request ("Tenant's Request) twelve (12)
months prior to the expiration of the then current term of the Lease requesting
that Landlord advise Tenant in writing of Landlord's reasonable designation of
the Fair Market Rental Value ("Landlord's Response") which is due within thirty
(30) days of the receipt of Tenant's Request.

       Tenant gives Landlord written notice ("Tenant's Cancellation Notice")
within thirty (30) days after Tenant receives Landlord's Response, advising
Landlord that Landlord's designation of Fair Market Rental Value is unacceptable
and therefore canceling Tenant's exercise of the option to extend the term of
the Lease.

       Tenant shall have no right to cancel its extension option if Tenant does
not timely give Tenant's Request and Tenant's Cancellation Notice, time being of
the essence.

11.5   Fair Market Rental Value shall be computed as of the date in question at
the then current annual rental charge (i.e. the sum of the base rent plus
escalation and other charges), for new leases then currently being negotiated or
executed in comparable space located in the MetroWest area.  In determining Fair
Market Rental Value the following factors among others, shall be taken into
account and given effect: size, location of premises, lease term, current
operating expense and base tax years, condition of the building and services
provided by Landlord.

<PAGE>

       If Tenant disagrees with Landlord's designation of a Fair Market Rental
Value, Tenant shall have the right, by written notice given within thirty (30)
days after Tenant has been notified of Landlord's designation to submit such
Fair Market Rental Value to arbitration.  Fair Market Rental Value shall be
submitted to arbitration as follows:  Fair Market Rental Value shall be
determined by impartial arbitrators, one to be chosen by Landlord, and one to be
chosen by Tenant, and a third to be selected, if necessary, as provided below.
The unanimous written decision of the two first chosen , without selection and
participation of a third arbitrator, or otherwise, the written decisions of a
majority of three arbitrators chosen and selected as aforesaid, shall be
conclusive and binding upon Landlord and Tenant.  Landlord and Tenant shall each
notify the other of its chosen  arbitrator within ten (10) days following the
request for arbitration.  Unless the two chosen arbitrators are able to reach a
unanimous decision within thirty (30) days following their appointment, they
shall mutually appoint an impartial arbitrator and render their decisions within
thirty (30) days following the appointment of such third arbitrator.  Landlord
and Tenant shall bear the expense of the third arbitrator equally and shall each
pay the expenses of the arbitrator initially appointed by them.  Any arbitrator
appointed shall be a qualified real estate appraiser having at least five (5)
years experience in valuing commercial office property similar to the Building.
If the dispute between the parties has not been resolved before the commencement
of Tenant's obligation to pay Fixed Annual Rent based upon such Fair Market
Rental Value, then Tenant shall pay Annual Fixed Rent and other charges under
the Lease in respect of the Premises based upon the then current rent under this
Lease.  Upon a final resolution, Tenant shall pay any underpayment of rent and
other charges to Landlord or Landlord shall refund any overpayment of rent and
other charges to Tenant.

                                  ARTICLE XII
                               EXPANSION OPTION

12.1 Subject to the then existing renewal or expansion option of other tenants
located in the Building, including without limitation, Massachusetts Dental
Society, and provided that Tenant is not in default of the Lease beyond notice
and applicable cure periods and that Tenant or its permitted assignee in Section
10.4 above is occupying all of the Premises and that the financial conditions of
Tenant is as good as of

<PAGE>

the Term Commencement Date , throughout the Term, Landlord shall, prior to
offering the same to any other party , first offer to lease to Tenant any space
located on the first floor of the Building which is contiguous to the Premises
(the "RFO Space") in an AS IS condition. Landlord's notice (Landlord's Notice)
shall be in writing and shall set forth Landlord's designation of the Fair
Market Rental Value, as defined in Article 11 above applicable to such RFO Space
, the specified commencement date in respect of such RFO Space and the precise
location and dimension of the RFO Space. Tenant shall have the right,
exercisable upon written notice ("Tenant's Exercise Notice") given to Landlord
within twenty (20) days after receipt of Landlord's Notice to lease the RFO
Space. Upon the timely giving of such notice, Landlord shall lease to Tenant and
Tenant shall lease from Landlord the RFO Space upon all of the terms and
conditions as set forth in this Lease except:

     The Rent Commencement Date in respect of the RFO Space shall be the later
of (a) the Specified Commencement Date in respect of the RFO Space as set forth
in Landlord's Notice or (b) the date that Landlord delivers such RFO Space to
Tenant, free of all tenants, occupants and their property..

     The termination date of the RFO Space shall be the termination date  of the
Lease.

     Landlord shall not provide to Tenant any allowances (e.g moving allowance,
construction allowance, of the like) or other tenant inducements.

     The Annual Fixed Rental rate shall be the Fair Market Rental Rate, as
defined in Article 11.  If Tenant elects to lease the RFO Space, Landlord and
Tenant shall execute an amendment to the Lease, effective as of the  RFO Space
Rent Commencement Date  which amendment shall reflect the addition of the RFO
Premises, the Annual Fixed  Rent payable in respect of such RFO Premises,
Operating Costs and Tax Base for the RFO Premises.

     Time is of the essence to the exercise  of all rights set forth herein.

     Tenant's rights under this Article shall terminate if (a) this Lease or
Tenant's right to possession of the Premises are terminated or (b) Tenant
assigns any of its interest in this Lease or sublets any portion of the
Premises, other than permitted assignees under Section 10.4.

     If Tenant does not elect to lease the RFO Space, Landlord shall be free to
lease the RFO Space to any other party provided, however, the terms and
conditions of any such lease shall be no more favorable than those set forth in
Landlord's Notice. If Landlord fails to consummate such a lease with such
prospective tenant, Tenant shall continue to have the right of first offer with
respect thereto during the Term.

<PAGE>

                                 ARTICLE XIII
                                 ------------
                                 MISCELLANEOUS

13.1  Titles
      ------

      The titles of the Articles are for convenience only and are not to be
considered in construing this Lease.

13.2  Notice of Lease
      ---------------

      Upon request of either party both parties shall execute and deliver a
notice of this Lease in form appropriate for recording or registration, and
provide any documents or instruments of authority required to record or register
such notice.

13.3  Consent
      -------

      Except where otherwise provided herein, whenever any approval, consent,
authorization or the like by Landlord or Tenant is expressly required by this
Lease, the approval, consent, authorization or the like shall not be delayed or
withheld unreasonably.

13.4  Notice
      ------

      Whenever any notices, approval, consent, request or election is given or
made pursuant to this Lease it shall be in writing.  Communications and payments
shall be addressed if to Landlord at Landlord's Original Address or at such
other address as may have been specified by prior notice to Tenant, and if to
Tenant, at Tenant's Original Address or at such other address as may have been
specified by prior notice to Landlord, with  a copy to Testa, Hurwitz
&Thibeault,LLP , 125 High Street, High Street Tower, Boston , Massachusetts
02110 Attn: Real Estate Department.  Any communication or notice so addressed
shall be deemed duly served if delivered by hand with a written acknowledgement
of receipt, mailed by registered or certified mail, return receipt requested, or
sent by any recognized express mail delivery service.  Notices shall be
effective on delivery or tender of delivery.

<PAGE>

13.5  Bind and Inure
      --------------

     The obligations of this Lease shall run with the land, and this Lease shall
be binding upon and inure to the benefit of the parties hereto and their
respective successors and assigns, except that  the original Landlord named
herein and each successive owner of the Premises shall be liable only for the
obligations and liabilities accruing and occurring during the period of its
ownership.  Whenever the Premises are owned by a trustee or trustees, the
obligations or Landlord shall be binding upon Landlord's trust estate, but not
upon any trustee or beneficiary of the trust individually.

13.6  No Surrender
      ------------

     The delivery of keys to any employee of Landlord or to Landlord's agent or
any employee thereof shall not operate as a termination of this Lease or a
surrender of the Premises.

13.7  No-Waiver, Etc.
      ---------------

     The failure of Landlord or of Tenant to seek redress for violation of, or
to insist upon the strict performance of, any covenant or condition of this
Lease shall not be deemed a waiver of such violation nor prevent a subsequent
act, which would have originally constituted a violation, from having all the
force and effect of an original violation. The receipt by Landlord of fixed
rent or additional rent with knowledge of breach of any covenant of this Lease
shall not be deemed to have waived such breach. No waiver by Landlord, or by
Tenant, shall be valid unless such waiver be in writing signed by the Party to
be charged. No consent or waiver, express or implied, by Landlord or Tenant to
or of any breach of any agreement or duty shall be construed as a waiver or
consent to or of any other breach of the same or any other agreement or duty.

                                      -32-

<PAGE>

13.8  No Accord and Satisfaction
      --------------------------

     No acceptance by Landlord of a lesser sum than the fixed rent and
additional rent then due shall be deemed to be other than on account of the
earliest installment of such rent due, nor shall any endorsement or statement on
any check or any letter accompanying any check or payment as rent be deemed an
accord and satisfaction, and Landlord may accept such check or payment without
prejudice to Landlord's right to recover the balance of such installment or
pursue any other remedy in this Lease provided.

13.9  Cumulative Remedies
      -------------------

     The specific remedies to which either party may resort under the terms of
this Lease are cumulative and are not intended to be exclusive of any other
remedies or means of redress to which it may be lawfully entitled in case of any
breach or threatened breach by the other party of any provisions of this Lease.
In addition to the other remedies provided in this Lease, each party shall be
entitled to the restraint by injunction of the violation or attempted or
threatened violation of any of the covenants, conditions or provisions of this
Lease or to a decree compelling specific performance of any such covenants,
conditions or provisions.

13.10  Partial Invalidity
       ------------------

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

13.11  Landlord's Right to Cure Tenant's Default
       -----------------------------------------

     If Tenant shall at any time default in the performance of any obligation
under this Lease, Landlord shall have the right, but shall not be obligated, to
enter upon the Premises and to perform such

                                      -33-

<PAGE>

obligation notwithstanding the fact that no specific provisions for such
substituted performance by Landlord is made in this Lease with respect to such
default. Except in case of emergency, these rights shall be exercised only after
30 days prior written notice from Landlord of his intention to do so and
Tenant's failure to cure such default or commence to cure and diligently pursue
its completion within said 30 day period. In performing such obligation,
Landlord may make any payment of money or perform any other act. All reasonable
sums so paid by Landlord (together with interest at the rate of prime plus 1%
per annum) and all necessary incidental costs and expenses in connection with
the performance of any such act by Landlord, shall be deemed to be additional
rent under this Lease and shall be payable to Landlord within 30 days of demand.
Landlord may exercise the foregoing rights without waiving any other of its
rights or releasing Tenant from any of its obligations under this Lease.

13.12  Estoppel Certificates
       ---------------------

     Both parties agree from time to time, upon not less than fifteen (15) days'
prior written request by the other party, to execute, acknowledge and deliver to
the other party a statement in writing certifying that this Lease is unmodified
and in full force and effect and that Tenant has no defenses, offsets or
counterclaims against its obligations to pay the fixed rent and additional rent
and to perform its other covenants under this Lease and that there are no
uncured defaults of Landlord or Tenant under this Lease (or, if there have been
any modifications that the same is in full force and effect as modified and
stating the modifications and, if there are any defenses, offsets, counterclaims
or defaults, setting them forth in reasonable detail), and the dates to which
the fixed rent, additional rent and other charges have been paid.  Any such
statement delivered pursuant to this Section 11.12 may be relied upon by any
prospective purchaser or mortgagees of the Premises or any prospective assignee
of any mortgage of the Premises.

13.13  Waiver of Subrogation
       ---------------------

     Any insurance carried by either party with respect to the Premises, the
Building  and property therein or occurrences thereon shall, if it can be so
written without additional premium, or with an additional premium which the
other party agrees to pay, include a clause or endorsement denying to the

                                      -34-

<PAGE>

insurer rights of subrogation against the other party to the extent rights have
been waived by the insured prior to occurrence of injury of loss.  Each party,
notwithstanding any provisions of this Lease to the contrary, hereby waives any
rights of recovery against the other for injury or loss due to hazards covered
by insurance required to be carried by such party under  this Lease containing
such clause of endorsement to the extent of the indemnification received
thereunder.

13.14  Brokerage
       ---------

     Each party represents and warrants that it has dealt with no broker other
than CB Richard Ellis, Whittier Partners and Hunneman Commercial Company (the
"Brokers") in connection with this transaction and each agrees to defend,
indemnify and save the other harmless from and against any and all claims for a
commission arising out of this Lease by any broker other than those named
herein. Landlord shall be responsible for all fees and commissions due to the
Brokers in connection with or arising out of this Lease.

13.15  Inability to Perform
       --------------------

     Except as otherwise expressly provided herein, Landlord's failure to
perform the obligations, covenants and agreements herein contained shall be
temporarily excused during such period of its inability to so perform by reason
of unforeseeable weather conditions, strikes, or labor troubles, conditions of
supply and demand, of any other similar or dissimilar cause whatsoever
(including , but not limited to governmental preemption in connection with a
national emergency or by reason of any rule, order or regulation of any
governmental agency or any department or subdivisions thereof); provided,
however, that in each such instance of Landlord's inability to perform, Landlord
shall exercise due diligence to eliminate the cause of such inability to
perform, to secure alternate sources of supply and the like.  In no event shall
financial inability excuse a party's performance.

                                      -35-

<PAGE>

13.16  Limitation of Landlord's Liability
       ----------------------------------

     The term "Landlord" as used in the Lease, so far as covenants or
obligations to be performed by Landlord are concerned shall be limited to mean
and include only the owner or owners of the Building, at the time in question,
and in the event of any transfer or transfers of title to said property,
Landlord (and in the case of any subsequent transfers or conveyances, the then
grantor) shall be concurrently freed and relieved from and after the date of
such transfer or conveyance without any further instrument or agreement, of all
liability as respects the performance of any of Landlord's covenants or
obligations. It is agreed that Landlord's covenants and obligations contained
in this Lease shall only be binding on Landlord, its successors and assigns
only during and in respect of their respective successive periods of ownership
of said leasehold interest or fee, as the case may be. Tenant, its successors
and assigns, shall not assert nor seek to enforce any claim for breach of this
Lease against any of Landlord's assets other than all available insurance
proceeds,  Landlord's interest in the Building and in the rents, issue and
profits thereof, and Tenant agrees to look solely to such proceeds and interest
for the satisfaction of any liability or claim against Landlord under this
Lease, it being specifically agreed that in no event whatsoever shall Landlord,
(which term shall include, without limitation, any general or limited partner,
trustee, beneficiaries, officers, directors, or stockholders of Landlord) ever
be personally liable for such liability.

13.17  Construction
       ------------

     This Lease shall be construed in accordance with the laws of the
Commonwealth of Massachusetts.

13.18  Security Deposit.
       ----------------

     Concurrent with the execution and delivery of this Lease, Tenant shall
deposit the Security Deposit specified in Section 1.1 hereof and Landlord shall
hold the same throughout the Term of this Lease as security for the performance
by Tenant of all obligations on the part of Tenant hereunder. Subject to the
terms of this Lease, Landlord shall have the right from time to time without
prejudice to

                                      -36-

<PAGE>

any other remedy Landlord may have on account thereof, to apply such deposit, or
any part thereof to Landlord's damage arising from or to cure any default beyond
applicable notice and cure periods of Tenant. If Landlord shall so apply any or
all of such deposit, Tenant shall promptly deposit with Landlord the amount so
applied to be held as security hereunder and any failure on the part of Tenant
to so restore the Security Deposit within five (5) days of Landlord's demand
shall constitute a default of Tenant under the Lease. Within thirty (30) days
after the expiration or earlier termination of the Lease and surrender of
possession of the Premises by Tenant, provided that Tenant is not then in
default, Landlord shall return the deposit, or so much as shall not have been
applied in accordance with the terms of this Section 13.18 or as otherwise
required to cure any existing default of Tenant.

     While Landlord holds such deposit Landlord shall have no obligation to pay
interest on the same and shall have the right to commingle the same with
Landlord's other funds. If Landlord conveys Landlord's interest under this
Lease, the deposit, or any part thereof not previously applied, may be turned
over by Landlord to Landlord's grantee, and, if so turned over, Tenant agrees
to look solely to such grantee for proper application and return of the
deposit. The holder of a mortgage shall not be responsible to Tenant for the
return or application of any such deposit, whether or not it succeeds to the
position of Landlord hereunder, unless such deposit shall have been received in
hand by such holder.

13.19  Entire Agreement
       ----------------

     This Lease sets forth the entire agreement between the parties hereto and
cannot be modified or amended except in writing duly executed by both parties.

13.20  Landlord's Representations and Warranties.
       -----------------------------------------

     Landlord represents and warrants that as of the date of this Lease (i)
Landlord is solely vested with fee simple title to the Building, and has full
right and authority to lease the Premises to the Tenant, (ii)  Those persons
executing this Lease on Landlord's behalf are duly authorized to execute and
deliver this Lease on its behalf, and (iii) the Lease is binding upon Landlord
in accordance with its terms. Simultaneously with the execution of this Lease,
Landlord shall deliver evidence of such authority to Tenant in form reasonably
satisfactory to Tenant.

                                      -37-

<PAGE>

13.21  Tenant's Representations and Warranties.
       ---------------------------------------

     Tenant represents and warrants that as of the date of this Lease (i) Those
persons executing this Lease on Tenant's behalf are duly authorized to execute
and deliver this Lease on its behalf, and (iii) the Lease is binding upon Tenant
in accordance with its terms. Simultaneously with the execution of this Lease,
Tenant shall deliver evidence of such authority to Landlord in form reasonably
satisfactory to Landlord.

EXECUTED as a sealed instrument in two or more counterparts on the day and year
first above written.

FIRMIN JOINT VENTURE LIMITED        RTS SOFTWARE, INC.
LIABILITY COMPANY

By                                  By:
  ------------------------------       ---------------------------------------
  Richard Strehlke, Manager            (name)    (title)
  Hereunto Duly Authorized             Hereunto Duly Authorized

Date                                Date:
    ----------------------------         -------------------------------------

                                      -38-

<PAGE>

                                M.D.S. BUILDING
                                ---------------

                                   EXHIBIT A
                                   ---------

                         PLANS SHOWING TENANT'S SPACE
                         ----------------------------

<PAGE>
                               M. D. S. BUILDING
                               -----------------

                                   EXHIBIT B
                                   ---------

                          TENANT'S PRELIMINARY PLANS
                          ---------------------------

<PAGE>

                               M. D. S. BUILDING
                               -----------------

                                   EXHIBIT C
                                   ---------
                              LANDLORD'S SERVICES
                              -------------------

A.  A heating system which will keep the entire Premises, other than storage
    areas and closets, at a temperature between 70 and 72 degrees Fahrenheit,
    and storage areas and closets at a temperature of not less than 68 degrees
    Fahrenheit during normal business hours (6:30 a.m. to 8:00 p.m. Monday
    through Friday.)

B.  An air-conditioning system for the Building. All areas shall be air-
    conditioned except janitor's closets and mechanical rooms during normal
    business hours (6:30 a.m. to 8:00 p.m. Monday through Friday.)

C.  (1)  Overhead fluorescent light fixtures.
    (2)  Replacement of fluorescent tubes and starters as needed.

D.  Hot and cold water for lavatory and drinking purposes.

E.  Toilet supplies, including soap, paper or cloth towels, and toilet tissue
    for lavatories.

F.  Janitor services in accordance with the following schedule.

    Entrance Doors:  Entrance glass will be cleaned nightly.
    --------------

    Entrance Floor:  Entrance floor will be polished nightly.
    --------------

    Broadloom: All carpeted areas will be vacuumed every night. Broadloom will
    ---------
    be shampooed upon request, at an additional cost to the Tenant.

    Wastepaper Containers:  Wastepaper containers will be emptied every night;
    ---------------------
    plastic liner bags will be provided for wastepaper containers; liners will
    be changed once a week.

G.  Water Fountains:  All water fountains will be sanitized and polished
    ---------------
    nightly.

    Washrooms:  Washrooms will be cleaned and serviced nightly.  This will
    ---------
    include refilling all paper towel, toilet tissue and soap dispensers;
    emptying and cleaning all trash containers; cleaning and polishing all
    stainless steel fixtures; cleaning toilets; washing and sanitizing all wash
    basins and shelves; cleaning and polishing all mirrors; removing
    disfigurations such as ink marks, drawings, etc. from all stall partitions
    and walls; and damp mopping floors nightly.

    Scuff Marks:  All scuff marks will be removed nightly from all scuff
    -----------
    on doors.

    Tile Floors:  All floors will be swept every night with a treated dust
    -----------
    preventable mop. All

<PAGE>

    corridors and office floors will be polished every night. Floors will be
    stripped wherever necessary.

    Time of Operation:  Services to be performed five nights per week (Monday
    -----------------
    through Friday) after 6:00 p.m.

H.  Proper care of grounds surrounding the Building, including care of lawns and
    shrubs and including keeping such grounds neat, clean and free of litter.

I.  Maintain and keep the sidewalks and parking areas in front of and around the
    Building; and will promptly remove all snow and ice therefrom to prevent
    accumulation on walkways and parking area.

                                      -42-

<PAGE>

                               M. D. S. BUILDING
                               -----------------

                                   EXHIBIT D
                                   ---------

            LIST OF DRAWINGS AND SPECIFICATIONS FOR BASIC BUILDING
            ------------------------------------------------------

                             INTENTIONALLY OMITTED
                             ---------------------

<PAGE>

                             RULES AND REGULATIONS
                             ---------------------

                                    FOR THE
                                    -------

                               M. D. S. BUILDING
                               -----------------

                                   EXHIBIT E
                                   ---------

1.  Heating, lighting, and plumbing. The Landlord should be notified at once of
    any trouble with heating, lighting or plumbing fixtures. Tenant will make
    reasonable efforts not to leave the doors of the Premises unlocked at night.

2.  The sidewalks, entries, halls and stairways shall not be obstructed by
    Tenant or used for any other purpose than for ingress and egress to and from
    the Premises, and no articles or rubbish shall be left therein.

3.  No toilet fixture shall be used for any purpose other than that for which it
    is intended, and no sweepings, rubbish, rags, ashes or other substances
    shall be thrown therein; any damage resulting from so doing shall be borne
    by the Tenant causing it.

4.  The weight and position of all safes shall be subject to the approval of the
    Landlord.

5.  Lettering on doors, tablets and building directory shall be subject to the
    approval of and provided by the Landlord. Any changes or additions to door
    signs, tablets or directories shall be made by the Landlord at the Tenant's
    expense. No signs within the suite will be visible from the outside of the
    building or from the common areas. No lettering shall be allowed on outside
    windows.

6.  No wires for telephone service, electric lights, messenger service or for
    any other purpose shall be put in the Premises without the consent of the
    Landlord, not unreasonably withheld or delayed.

7.  No glass in doors or elsewhere through which light is admitted into any part
    of the Building shall be covered, nor such light obstructed.

8.  No animals or birds shall be kept in or about the Building.

9.  Moving of freight or furniture into or from the Building must be coordinated
    with Landlord, but special arrangement must be made with the Landlord for
    the moving of all safes.

10. Nothing shall be thrown or taken from the windows or doors or in the
    corridors, nor shall anything be left outside the Building on the window
    sills of the premises.

<PAGE>

11. No person shall loiter in the halls, corridors or lavatories.

12. No Tenant shall use any method of heating other than that provided for in
    the Tenant's lease, without special agreement with the Landlord.

13. No person shall smoke in the common areas, halls, corridors, lavatories,
    stairwells, or entryways of the building.

                                      -45-

<PAGE>

                               M. D. S. BUILDING
                               -----------------

                                   EXHIBIT F
                                   ---------

                              DESCRIPTION OF LOT
                              ------------------

     A certain parcel of land with the buildings thereon situated on the
southeasterly side of Willow Street and the southerly side of Firmin Avenue in
Southborough, Worcester County, Massachusetts, designated as "Lot Area =
255,387 square feet or 5.863+/- acres" on a plan entitled: "Plan of Land in
Southboruogh, Mass. Owned by Charlotte E. Brewer, Leased by: Richard B.
Strehlke, October 3, 1984 by MacCarthy & Sullivan Engineering, Inc." which plan
is recorded in Plan Book 555, Plan 36 of the Worcester District Registry of
Deeds.

     Said parcel is more particularly bounded and described according to said
plan as follows:

NORTHEASTELY   by Firmin Avenue, 4.18 feet;

NORTHERLY      by Firmin Avenue, 665.94 feet;

EASTERLY       by a stone wall six (6) courses measuring respectively 5.18 feet,
               9.02 feet, 46.08 feet, 103.99 feet, 20.80 feet and 49.79 feet;

SOUTHERLY      by land of Consolidated Rail Corporation, 288.79 feet;

NORTHEASTERLY  by land of said Consolidated Rail Corporation, 17.39 feet:

SOUTHERLY      by land of said Consolidated Rail Corporation in two courses
               measuring respectively 367.78 feet and 401.26 feet;

WESTERLY       by Willow Street in a curved line, 76.32 feet; and

NORTHWESTERLY  by Willow Street, 450.11 feet.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}]]