Document:

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                                                                    EXHIBIT 10.9

                                      LEASE

                              Made and Entered Into

                                     Between

                            BRICKMAN LEASING, L.L.C.

                                   AS LANDLORD

                                       and

                               BRICKMAN GROUP LTD.

                                    AS TENANT

                               Property Located in
                               St. Louis, Missouri

                           Dated as of January 1, 1997

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                                      LEASE

     THIS LEASE is made and entered into this 1st day of January, 1997, by and
between

          BRICKMAN LEASING, LLC., an Illinois Limited Liability Company

                                       and

                  BRICKMAN GROUP LTD., an Illinois Corporation

hereinafter referred to as "Landlord" and "Tenant", respectively.

     WITNESSETH:

     1.  PREMISES

     1.1   Landlord hereby leases to Tenant, and Tenant leases from Landlord,
upon the terms and conditions hereinafter set forth, that certain land situated
in St. Louis, County of St. Louis, State of Missouri, more particularly
described in Exhibit "A" attached hereto and made a part hereof (the "Land");

     Together with the existing building or buildings (the "Building") and
improvements and all other improvements now or hereafter constructed upon the
Land (the Land and said buildings and improvements being collectively referred
to as the "Premises");

     Together with all other rights, easements and appurtenances pertaining to
the Premises (the "Easements").

     2.  TERM

     2.1   The term of this Lease shall be for an initial period of three (3)
years, which term shall commence on January 1, 1997, and shall terminate at
12:01 AM, CST on December 31, 2000 (the "Original Term"). For the purposes
hereof, the term "lease year" shall mean a calendar year ending on December 31.

     2.2   Upon the expiration of the Original Term, the Lease shall be
automatically extended for successive terms ("Successive Term") of one (1) year,
unless Tenant or Landlord upon sixty (60) days written notice to the other prior
to the end of each Successive Term cancels this Lease. The Successive Term will
be on the same terms and under the same conditions herein set forth, except for
rental provided in 4.2.

     3.  COMPLIANCE WITH LAWS

     3.1   Tenant shall not use the Premises or permit anything to be done in or
about the Premises which will conflict with or violate any law, statute,
ordinance or governmental rule or regulation now in force or which may hereafter
be enacted or

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promulgated. Tenant shall at its sole cost, comply with all laws, building
codes, ordinances and governmental rules, regulations and requirements now in
force or which may hereafter be enacted during the term of this Lease relating
to or affecting the condition, use or occupancy of the Lease Property. Tenant
specifically agrees that it will obtain and maintain all necessary federal,
state and local permits, approvals and licenses necessary to operate the
Premises for Tenant's intended use and that Landlord has made no representations
or warranties regarding the suitability of the Leased Premises for the intended
uses of Tenant.

     4.  RENT

     4.1   Tenant shall pay to Landlord as rent for the Premises during the
first year of the Lease term the sum of THIRTY EIGHT THOUSAND AND FOUR AND
NO/100 DOLLARS ($38,004.00) per year, as allocated between Tenant's different
divisions and shown on Exhibit "B" attached hereto and made a part hereof,
payable in advance in equal monthly installments of $3,167.00 each on the first
(1st) day of each month during the first year of the Lease term with appropriate
proration for any fraction of a month during which this Lease is in effect.

     4.2   Tenant shall pay to Landlord as rent for the Premises during the
second year of the Lease term the sum of THIRTY NINE THOUSAND ONE HUNDRED FORTY
FOUR AND 12/100 DOLLARS ($39,144.12) per year, as allocated between Tenant's
different divisions and shown on Exhibit "B" attached hereto and made a part
hereof, payable in advance in equal monthly installments of $3,262.01 each on
the first (1st) day of each month during the second year of the Lease term with
appropriate proration for any fraction of a month during which this Lease is in
effect.

     4.3   Tenant shall pay to Landlord as rent for the Premises during the
third year of the Lease term the sum of FORTY THOUSAND THREE HUNDRED EIGHTEEN
AND 44/100 DOLLARS ($40,318.44) per year, as allocated between Tenant's
different divisions and shown on Exhibit "B" attached hereto and made a part
hereof, payable in advance in equal monthly installments of $3,359.87 each on
the first (1st) day of each month during the third year of the Lease term with
appropriate proration for any fraction of a month during which this Lease is in
effect.

     4.4   Commencing with the first year of the Successive Term and each
Successive Term thereafter unless this Lease is cancelled pursuant to Article
2.2, the Rent shall be increased by three percent (3%) over the previous years
annual rent, payable in advance in equal monthly installments on the first (1st)
day of each month during each Successive Term.

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     5.  MAINTENANCE AND REPAIRS

     5.1   Subject to Article 9 hereof, during the term of this Lease, Tenant
shall, at its sole cost and expense, keep and maintain the Premises in the same
general condition and state of repair as of the date hereof except for acts of
God, fire or other casualties, and shall promptly make all structural and
non-structural, and ordinary and extraordinary repairs and replacements of every
kind which may be required to be made upon or in connection with the Premises or
a part thereof in order so to keep and maintain the Premises.

     6.  ALTERATIONS, IMPROVEMENTS AND ADDITIONS TO PREMISES; CONDITION OF
PREMISES

     6.1   Alterations to Premises. Tenant shall have the right at its expense
and upon prior written consent of Landlord, to make such alterations,
improvements, additions and repairs to the Premises as Tenant may desire and
deem appropriate provided that the same do not weaken the structure or reduce
the value of any buildings and that any additions or alterations are completed
in accordance with all applicable laws, ordinances, rules, regulations and
building codes. Prior to the commencement of construction of any alterations,
Tenant shall demonstrate to Landlord's reasonable approval, Tenants financial
ability to pay for the proposed alterations.

     6.2   Ownership of Improvements. All improvements, immovable fixtures, and
additions to the Premises shall become and remain the property of Landlord,
subject to Tenant's leasehold interest hereunder. However, Landlord shall not
remove any such improvements fixtures or additions at any time during the term
of this Lease.

     6.3   Condition of Premises. Tenant unconditionally accepts the condition
of the Premises "as is", and expressly acknowledges that Landlord has made no
representations or warranties as to the condition of the Premises or its
compliance with any applicable zoning, building, environmental, fire and safety
laws, ordinances rules and regulations.

     7.  SIGNS

     Tenant shall have the right to erect temporary and permanent signs
advertising Tenant's business, which sign or signs may be erected on the
interior or exterior of the Premises subject to applicable law.

     8.  UTILITIES

     Tenant shall pay before delinquency all charges for water, gas, heat, air
cooling, electricity, power, sewer, telephone and

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all other utility services (herein "Utilities") used by Tenant on the Premises
during the Lease term. Landlord hereby represents that all such utilities are
separately metered to the Premises.

     9.  DAMAGE TO OR DESTRUCTION OF LEASED PREMISES.

     9.1   Landlord's Option to Rebuild or Terminate. In the event that all or a
substantial portion of the Premises is materially damaged or destroyed during
the term of this Lease, Landlord may, at its option (i) require Tenant to
promptly rebuild and restore the Premises at its expenses in accordance with
customary standards in St. Louis County, Missouri, and subject to the written
approval of Landlord and Landlord's architect, and Landlord shall assign and pay
over to a title company administering construction payments, and all insurance
proceeds or other amounts payable to Landlord or by any party on account of such
damage or destruction (not including any insurance proceeds or other amounts
received to compensate Landlord for the loss of its rental income), or (ii)
within thirty (30) days after such damages or destruction, terminate this Lease
effective as of the date of such damage or destruction and all rights and
obligations of Landlord and Tenant hereunder not accrued as of the date of such
damage or destruction, shall cease and terminate as of the date thereof, Tenant
shall assign and pay over to Landlord any and all insurance proceeds or other
any amounts received on account of such damage or destruction (not including any
insurance proceeds or other amounts received to compensate Tenant for the
interruption of its business or revenues lost to Tenant).

     9.2   Abatement of Rent. If Landlord elects to cause Tenant to rebuild and
restore the Premises pursuant to Article 9.1 above, following its damage or
destruction, there shall be no abatement of Tenant's base rent obligations.

     10. INSURANCE

     10.1  Policies. Tenant shall, at its sole expense, procure and maintain in
full force and effect during the term of this Lease, the following insurance, or
its equivalent with respect to the Lease Property:

     (a)   A Multi-Peril Package policy of insurance for the protection of
           Landlord, Landlord's partners, Landlord's lender, if any ("Lender")
           and Tenant, said policy to include the following:

           (i)    Property insurance on the Premises equal to at least one
                  hundred percent (100%) of the full replacement cost thereof,
                  against the perils of fire, and those of the extended coverage
                  and standard "all risks" endorsements;

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          (ii)    Public liability insurance against the risks of bodily injury,
                  property damage and personal injury, liability, with a limit
                  of $5,000,000.00 for each occurrence and $5,000,000.00 in the
                  aggregate, said coverage to be on a standard Comprehensive
                  General Liability Form; and

         (iii)    Rental value insurance against the loss of rental income for a
                  period of twelve (12) months for not less than 100% of the
                  annual gross rental income and other payments to Landlord
                  provided for hereunder, with coverage against the same perils
                  as included in the property insurance coverage requirements of
                  subsection (i) above.

     (b)   Worker's Compensation Insurance and all other insurance, if any, of
           whatsoever description and in such amounts as may be required by any
           ordinance, law or governmental regulation to be carried or maintained
           by Landlord or Tenant in connection with the ownership, operation,
           maintenance or repair of the Premises.

     10.2  Proceeds. Subject to the rights of Landlord set forth in Article 10.1
above, in the event of any damage or loss to the Premises, the proceeds of all
property insurance shall be payable to the parties protected thereby as their
respective interests may appear; provided, however, that Landlord and Tenant
hereby agree, as between themselves that such of the proceeds as may be payable
to or received by either of them shall be applied to the replacement or repair
of the loss or damage covered thereby, if so requested by Landlord.

     10.3  Form of Policies. All required insurance policies shall be with
insurance companies having a rating in Best's Insurance Guide equal or superior
to a Class XIII. Tenant shall furnish Landlord with a duplicate copy of each
such policy of insurance or a certificate of the insurer evidencing the same,
and each such policy shall provide (1) that it shall not be subject to
cancellation, non-renewal or material change by the insurer except on thirty
(30) days prior written notice to each insured party and (2) waiver of
subrogation rights against Tenant and Landlord, to the extent obtainable.
Notwithstanding any other provisions of this Lease to the contrary, each party
hereto waives any right of recovery against the other for any loss, damage or
injury against which the waiving party is protected by insurance, but such
waiver shall not apply to any excess of such loss, damage or injury over the
amount covered by the insurance.

     11. TAXES

     During the term of this Lease, Tenant shall pay and discharge all real and
personal property taxes, taxes in lieu of real and

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personal property taxes, taxes on gross revenues received by Tenant, duties,
assessments, special assessments, excises and other charges which may be levied,
charged or assessed against the Premises or any part thereof or any use or
occupancy of the Premises; provided, however, that nothing contained herein
shall require Tenant to pay any federal, state or local income taxes assessed
against or payable by Landlord. Tenant shall provide Landlord with evidence of
timely payment of property tax bills not less than fifteen (15) days prior to
the date each payment is due and payable. Landlord may require Tenant to make
monthly payments to Landlord of 1/12th of the estimated annual tax payments due
hereunder.

     12. EMINENT DOMAIN

     12.1  Consequences of Condemnation. In the event that the Premises or any
part thereof is taken, damaged or diminished in value by reason of any public
improvement, rezoning or condemnation proceeding, or in any other manner by
exercise of the right of eminent domain, this Lease shall terminate in its
entirely, or as to the part of the Premises taken in the event of a partial
taking, as of the date physical possession is taken by the condemning authority
or the damage occurs. If only a part of the Premises is so taken or damaged, the
rental due under Article 2.1 above shall be equitably reduced. If any partial
taking of the Premises results in the taking of property equal in value to
twenty percent (20%) or more of total value of the Premises at the time of
taking or renders it impossible or impractical to continue to operate the
business of the Tenant on the Premises, then either party may terminate this
Lease upon thirty (30) days written notice to the other. In the event of any
sale of the Premises or any portion thereof, under threat of condemnation of
other eminent domain proceedings, the Premises or such portion shall for all
purposes, be deemed to have been "taken" as that term is used herein. Tenants
options to purchase shall not be affected hereby.

     12.2  Condemnation Award. Subject to the rights, if any, of the Lender and
the rights of Tenant provided in Article 12.3 below, Landlord shall be entitled
to receive the entire amount of any condemnation award without deduction
therefrom for any interest of Tenant, and Tenant hereby assigns to Landlord its
entire interest in any and all such awards, together with any and all of its
rights in respect hereof.

     12.3  Rights of Tenant. Notwithstanding the provisions of Article 12.2
above, Tenant shall be entitled to the entire award for any temporary
requisition of the use or occupancy of the Premises or any part thereof by an
governmental authority during the term of this Lease. Tenant shall also have the
right to claim and recover from the condemning authority, but not from Landlord
and not in reduction of any award to Landlord, compensation for the value of the
unexpired term of Tenant's leasehold estate.

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     13. RIGHTS OF ACCESS

     Provided that Tenant's business is not interfered with, Landlord and its
authorized agents and representatives shall be entitled to enter the Premises at
reasonable times, upon forty-eight (48) hours prior notice, for the purpose of
inspecting same and to show the Premises to prospective purchasers and lenders.

     14. QUIET ENJOYMENT; SUSPENSION OF OPERATION

     Landlord warrants that it now has and shall continue to have sufficient
title to the Premises to make this Lease for the term set forth herein, subject
only to the Permitted Exceptions (as defined herein) and that the execution and
delivery of this Lease does not, and the consummation of the transaction
contemplated hereby will not, result in the acceleration of any obligation under
any mortgage, deed of trust, lien, lease, license, agreement, instrument, order,
arbitration award, judgment or decree, or violate or conflict with any other
restriction of any kind or character which would hinder, delay or affect
Tenant's right to possession or to quiet enjoyment of the Premises. Landlord
covenants and agrees that Tenant shall have uninterrupted quiet and peaceful
possession of the Premises and shall enjoy all of the rights herein granted
without interference, subject to the terms of this Lease and the Permitted
Exceptions. As used in this Lease, the term "Permitted Exceptions" shall mean
any easements, encumbrances, rights or other title matters which do not
individually, or in the aggregate, materially adversely affect Tenant's use or
operation of the Premises as contemplated by this Lease.

     15. TENANT'S INDEMNIFICATION AGAINST BREACHES OF LEASE

     Tenant hereby agrees to defend, indemnify and hold harmless Landlord (and
its partners) from and against any and all loss, costs, claim, damage, liability
or expense (including, without limitation, reasonable attorneys fees, costs of
investigation and costs of suit) incurred by Landlord and its beneficiaries (or
such other parties) as a result of, with respect to or arising out of any of the
following (i) any and all debts, obligations and liabilities of Tenant of any
kind not specifically assumed by Landlord; (ii) any misrepresentation, breach of
warranty, default or nonfulfillment of any covenant or agreement made under this
Lease or in connection herewith by Tenant; and (iii) any and all actions, suits,
claims, appeals, costs and expenses (including reasonable attorneys' fees)
incident to any of the foregoing.

     16. DEFAULT.

     16.1  Events of Default. The occurrence of any of the following events
shall constitute an event of default on the part of Tenant:

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     (a)   Failure to pay any monetary obligation of Tenant due Landlord under
           this Lease within five (5) days of its due dates;

     (b)   Failure to pay any monetary obligation of Tenant due a party other
           than Landlord under this Lease within five (5) days following notice
           from Landlord that the same is due;

     (c)   Failure (i) to perform any nonmonetary obligation of Tenant under
           this Lease and (ii) to commence to remedy such default within fifteen
           (15) days after written demand is made therefore and to remedy such
           default within thirty (30) days after such written demand, or, if the
           remedy thereof requires more than thirty (30) days, within a
           reasonable time after demand provided that steps to remedy such
           default are pursued with all due diligence and that in all events the
           remedy of such default is completed within 60 days after the initial
           written demand;

     (d)   The making of a general assignment by Tenant for the benefit of
           creditors;

     (e)   The filing of any voluntary petition in bankruptcy by Tenant, or the
           filing of an involuntary petition by Tenant's creditors if such
           involuntary petition remains undischarged for a period of thirty (30)
           days;

     (f)   The attachment or other judicial seizure of all or substantially all
           of Tenant's assets or of Tenant's leasehold estate hereunder, such
           attachment or other seizure remains undismissed or undischarged for a
           period of thirty (30) days after the levy thereof.

     (g)   The attachment or other judicial seizure of all or substantially all
           of Tenant's assets or of Tenant's leasehold estate hereunder, if such
           attachment or other seizure remains undismissed or undischarged for a
           period of thirty (30) days after the levy thereof.

     16.2  Re-entry. In the event of any default hereunder, Tenant shall be
deemed to constitute a tenant at will and, upon the failure of Tenant to
surrender possession of the Premises to Landlord on demand, Landlord shall,
without prejudice to any other remedies that Landlord may have by reason of
Tenant's default or of such termination, be entitled to institute and maintain
an action for unlawful detainer or other similar proceeding for restitution of
the Premises in a court of appropriate jurisdiction in Missouri.

     16.3  Termination Damages. In the event of any such termination, Landlord,
thereupon or at any time thereafter, at its

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election and with or without notice, may terminate this Lease or Tenant's rights
to possession of the Premises without terminating this Lease, or, without
prejudice to its rights to terminate this Lease or Tenant's rights to possession
of the Premises, take any other action available to Landlord, all without such
termination of this Lease or Tenant's rights to possession of the Premises in
any manner affecting Landlord's rights for recovery of past due or future rents
or other obligations of Tenant hereunder. Upon the termination of this Lease or
Tenant's right to possession hereunder, Landlord may re-enter the Premises with
or without process of law using such force as may be necessary and remove all
persons, fixtures, equipment, stock, merchandise and other chattels therefrom
and Landlord shall not be liable for damages or otherwise by reason of such
re-entry or termination of this Lease or of Tenant's possession of the Premises.
Upon termination of either the Lease or Tenant's right to possession, Landlord
shall be entitled to recover either (i) from time to time, as liquidated
damages, an amount equal to the Rent for the said balance of the term less the
amount of any rental obtained from any other tenant for the said balance of the
term of (ii) as liquidated damages, the difference between the Rent for the
balance of the term and the fair market rental value of the Premises for the
balance of the term. Upon and after entry into possession, without termination
of this Lease, Landlord shall use its best efforts to re-let the Premises or any
part thereof for the account of Tenant for such rent, for such time and upon
such terms as Landlord in Landlord's sole discretion shall determine. Tenant
shall pay upon demand, all of the Landlord's costs, charges and expenses,
including fees of counsel, agents and others retained by Landlord, incurred in
enforcing Tenant's obligations hereunder or incurred by Landlord in any
litigation, negotiation or transaction to interpret or construe this Lease or to
determine or establish the rights or obligations of Landlord or Tenant hereunder
or in which Tenant causes the Landlord, without the Landlord's fault, to become
involved and concerned.

     16.4  Abandonment Remedies. In the event Tenant is in default under this
Lease and abandons the Lease Property, Landlord shall also have all of the
remedies in such circumstances of a landlord provided by Illinois law in
addition to rights hereunder.

     17. ASSIGNMENT AND SUBLETTING

     Tenant may not assign or transfer this Lease or sublet all or any part of
the premises without the consent of Landlord, which may be withheld in
Landlord's sole and absolute discretion.

     18. END OF TERM

     At the expiration of this Lease, Tenant shall surrender the Premises in the
same condition as it was upon delivery of possession thereof at the commencement
of the Lease term, subject to

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normal wear and tear, damage by the elements, alterations permitted or required
under Article 6, damage that pursuant to Articles 12 and 13 does not have to be
repaired and repairs that are the Landlord's responsibility to make. Tenant
shall deliver all keys to the Premises to Landlord. In addition, Tenant shall
have the right to remove from the Premises all of its signs, sign supports and
pylons, trade fixtures (including those constructed by Tenant), equipment and
other personal property.

     19. HOLDING OVER

     If Tenant remains in possession of the Premises after the expiration of the
Lease term or written extension or renewal of the Lease term, such continued
possession shall create a tenancy from month to month upon the same terms and
conditions contained herein so far as applicable, at a monthly rental equal to
the rent for the last lease year prior to the end of the term, prorated and
payable in arrears at the end of each month for the period of such occupancy.
Nothing in this Section 19 shall prohibit Landlord from pursuing and exercising
any and all rights or remedies it may have in connection with such holding over.

     20. ATTORNEYS' FEES

     In the event either party hereto brings or commences any legal proceeding
to enforce any of the terms of this Lease, the substantially prevailing party as
determined by the court in such proceeding shall then be entitled to receive
from the other party, a reasonable sum of attorneys' fees and costs incurred in
connection therewith.

     21. NOTICES

     21.1  Any notice or demand required or desired to be given in connection
with this Lease shall be in writing and sent or delivered to the recipient at
its notice address. Notice sent by registered or certified mail, postage
prepaid, return receipt requested, shall be deemed given and received three (3)
days after deposit thereof in the United States Mail, or on the delivery date
endorsed by the Postal Service on the return receipt, whichever date is earlier,
except that notice changing name or address to which future notice should be
sent will be made when delivered. Refusal to accept delivery at the notice
address shall not prevent notice from being made. The provisions of this Article
21.1 as to when notice is given shall not affect the requirements contained in
this Lease that certain notices be received.

     21.2  If the Landlord be more than one person, notice by Tenant or payment
by Tenant to any one of them is notice or payment to all. If the Landlord be
more than one person, Tenant may act on notice from any Landlord, and in the
case of conflicting notices may recognize any one of them as valid and disregard
the others,

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but Tenant may treat any notice in any case as of no effect unless signed by all
Landlords. If Landlord be a partnership or corporation, Tenant may act on any
notice given by any officer or agent of such corporation or of any general
partner or agent of such partnership, but may treat any notice in such case as
of no effect unless signed by the President or Vice-President of the corporation
or a general partner in the partnership.

     21.3  The notice addresses of the parties are as follows:

                 Landlord:      Brickman Leasing, L.L.C.
                                3490 Long Grove Road
                                Long Grove, IL  60047
                                Attn: Steven Brickman

                 Tenant:        Brickman Group Ltd.
                                3490 Long Grove Road
                                Long Grove, IL  60047
                                Attn: Charley Silcox

                 With copies
                 to:            DI MONTE SCHOSTOK & LIZAK
                                1300 West Higgins Road
                                Suite 200
                                Park Ridge, Illinois 60068
                                Attn: Linscott R. Hanson

     Either party may change its notice address or the person or agent to whom
notice should be directed by giving notice of such change in the manner provided
by this Article 21.

     22. REMEDIES CUMULATIVE

     Each right and remedy which either party may have under this Lease or by
operation of law shall be distinct and separate from every other such right and
remedy; all such rights and remedies shall be cumulative, and unless
specifically stated herein to the contrary none of them shall be deemed
inconsistent with or exclusive of any other, whether or not exercised; and any
two or more or all of such rights and remedies may be exercised at the same time
or successively.

     23. WAIVER

     23.1  The waiver by either party of any default in the performance by the
other of any covenant contained herein shall not be construed to be a waiver of
any preceding or subsequent default of the same or any other covenant contained
herein.

     23.2  If any action by either party shall require the consent or approval
of the other party, the grant of such consent or approval on any one occasion
shall not be deemed a consent to or

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approval of that action on any subsequent occasion or of any other action on the
same or any subsequent occasion.

     24. INTERPRETATION; GOVERNING LAW

     24.1  Any reference made in this Lease to an Article or Article shall be
construed as a reference to the entire Article (including all of its Articles
and other subdivisions), or to the entire Article (including all or its other
subdivisions), as the case may be, and shall also be construed as a reference to
any appendix provision which complements, supplements or modifies the provision
referred to.

     24.2  Wherever the context so requires, the singular number shall include
the plural, the plural shall refer to the singular, the neuter gender shall
include the masculine and feminine genders, and the words "Landlord", "Tenant",
and "person" shall include corporations, partnerships, associations and
individuals. If the named Landlord or any successor to the named Landlord is a
group or combination (such as a group of tenants-in-common), rather than a
single person or a single corporation, the covenants and liabilities of Landlord
shall be joint and severable obligations of all the persons and legal entities
comprising such group or combination and may be enforced in a proceeding brought
against one or more of the members of the group or combination with the same
effect as if each member had been made a party thereto and duly served with
process. If any provisions of this Lease shall be held to be invalid by a court,
the remaining provisions of this Lease (and the application of such provision to
other persons or circumstances) shall remain in effect shall in no way be
impaired thereby.

     24.3  This Lease is intended to be performed in the State of Illinois and
the laws of that state shall govern its interpretation and effect.

     25. ENTIRE INSTRUMENT

     The parties acknowledge and agree that at all times they have intended that
none of the preliminary negotiations would be binding on either party, and that
they would be bound to each other only by a single formal comprehensive document
containing this Article and all of the agreements of the parties, in final form,
which has been executed by Tenant and by Landlord. The parties acknowledge that
none of the prior oral and written agreements between them (and none of the
representations on which either of them has relied) relating to the subject
matter of this Lease shall have any force or effect whatever, except as and to
the extent that such agreements and representations have been incorporated in
this Lease. This Lease shall not be modified, altered or changed in any respect,
except by writing executed by Landlord and Tenant.

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     26. SUCCESSORS AND ASSIGNS

     This Lease shall be binding upon and inure to the benefit of the heirs,
personal representatives, successors and assigns of each party.

     27. SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT

     27.1  This Lease is and shall be prior to any deed of trust recorded after
the date of this Lease affecting all or any part of the Premises. If, however, a
lender requires that this Lease be subordinated to any deed of trust, this Lease
shall be subordinate thereto if Landlord shall obtain from the lender a written
non-disturbance agreement, in form reasonably satisfactory to Tenant and such
Lender.

     27.2  The term "deed of trust" as used herein includes mortgages, deeds of
trust, other monetary liens or encumbrances, all modifications, extensions,
renewals and replacements thereof, given as collateral security for any
obligation affecting the Premises.

     28. CERTIFICATE

     Either party shall, without charge, at any time and from time to time
hereafter, within ten (10) days after written request of the other, certify by
written instrument duly executed and acknowledged to any (i) beneficiary under a
deed of trust encumbering the Premises, (ii) purchaser of the Premises, (iii)
assignee of Tenant's leasehold, (iv) subleasee of Tenant, or (v) any proposed
beneficiary, purchaser, assignee or sublessee:

     (a) As to whether this Lease has been supplemented or amended, and if so,
identifying the documents that do so;

     (b) As the validity and force and effect of this Lease, in accordance with
the tenor as then constituted;

     (c) As to the existence of any default under this Lease, and if so,
specifying the same;

     (d) As to the performance of any specific obligation under this Lease;

     (e) As to the dates to which the annual rent and any other charges due
under this Lease have been paid;

     (f) As to the existence of any offset, counter-claims or defenses on the
part of either party;

     (g) As to the commencement and expiration dates of the term of this Lease
and the number and length of any Successive Term; and

                                       13

<PAGE>

     (h) As to any other specific matter as may reasonably be requested.

     29. MEMORANDUM OF LEASE

     This Lease shall not be recorded, except that if either party requests the
other party to do so, the parties shall execute a memorandum of lease in
recordable form and shall cause the same to be recorded.

     30. EXCULPATION.

     It is specifically understood and agreed by Landlord and Tenant that there
shall be absolutely no personal liability on the part of Landlord or any of its
partners, trustees, successors, assigns or sureties of Landlord or any mortgage
(collectively referred to as "Successor") with respect to any of the terms,
conditions and covenants of this Lease, and that Tenant shall look solely to the
interest of Landlord Successor in the Premises for the satisfaction of each and
every remedy of Tenant in the event of a breach by Landlord or Successor of any
of the terms, conditions or covenants of this Lease to be observed or performed
by Landlord or Successor, if any.

     IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the
day and year first above written.

"LANDLORD"                              "TENANT"

BRICKMAN LEASING, L.L.C.                BRICKMAN GROUP LTD.

By:  /s/ Theodore W. Brickman, Jr.      By:   /s/ Charles B. Silcox
   -------------------------------         ----------------------------
Its: Member                             Its: VICE PRESIDENT
                                             --------------------------

                                       14

<PAGE>

                                   EXHIBIT "A"

                          Legal Description of Premises

2101 Ruckert: Part of Lot 4 of Lackland Park, according to the plat thereof
recorded in Plat Book 17 Page 8 of the St. Louis County records, fronting 100
feet on the West line of Ruckert Avenue, by a depth Westwardly between parallel
lines of 240 feet; bounded North by the North line of said Lot 4.

2111 Ruckert: The South 100 feet of the East 200 feet of Lot 3 of Lackland Park,
according to the plat thereof recorded in Plat Book 17 Page 8 of the St. Louis
County records.

2121 Ruckert: Lot 3 of Lackland Park, as per plat thereof recorded in Plat Book
17 Page 8 of the St. Louis County records, excepting therefrom the South 100
feet of the East 200 feet, also excepting the West 410 feet thereof.

<PAGE>

                                   EXHIBIT "B"

                           Allocation of Tenant's Rent

                                           Monthly         Annual
                                         -----------     -----------

First Year of Lease Term

St. Louis
     North St. Louis Branch              $  2,500.00     $ 30,000.00
     Central Regional Office                  667.00        8,004.00
                                         -----------     -----------
                                         $  3,167.00     $ 38,004.00

Second Year of Lease Term

St. Louis
     North St. Louis Branch              $  2,575.00     $ 30,900.00
     Central Regional Office                  687.01        8,244.12
                                         -----------     -----------
                                         $  3,262.01     $ 39,144.12

Third Year of Lease Term

St. Louis
     North St. Louis Branch              $ 2,652.25     $ 31,827.00
     Central Regional Office                 707.62        8,491.94
                                         ----------     -----------
                                         $ 3,359.87     $ 40,318.44

<PAGE>

                                                                   St. Louis. MO

                            FIRST AMENDMENT TO LEASE

     THIS FIRST AMENDMENT TO LEASE (the "First Amendment") is made and entered
into this 14th day of January, 1998, by and between Brickman Leasing, L.L.C., an
Illinois limited liability company ("Landlord"), and The Brickman Group, LTD.,
an Illinois corporation ("Tenant").

                                    RECITALS

     A.   Landlord and Tenant entered into that certain lease agreement (the
"Lease") dated as of January 1, 1997, whereby Landlord leased to Tenant certain
land (the "Land") and improvements (the "Improvements" and together with the
Land, the "Premises") situated in St. Louis, Missouri.

     B.   Whereas, Landlord and Tenant desire to amend the Lease on the terms
and conditions set forth below.

     NOW, THEREFORE, for One and No/100 Dollars ($1.00) and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant agree as follows:

     1.   Section 3.1 of the Lease shall be deleted and replaced with the
following:

          "Tenant shall not use the Premises or permit anything to be done in or
about the Premises which will conflict with or violate any law, statute,
ordinance or governmental rule or regulation now in force or which may hereafter
be enacted or promulgated. Tenant shall at its sole cost, comply with all laws,
building codes, ordinances and governmental rules, regulations and requirements
now in force or which may hereafter be enacted during the term of this Lease
relating to or affecting the condition, use or occupancy of the Premises except
that Landlord shall be responsible, at Landlord's sole cost and expense, to
remedy all building code violations existing on the date of this First Amendment
with respect to the foundations, the plumbing system, the electrical system, the
utility lines and connections to the Improvements, the sprinkler mains, if any,
the roof, and load bearing walls and floor slabs (collectively, the "Structural
Elements") to the extent Landlord or Tenant receives written notice from any
applicable governmental authority in accordance with Section 6.3 hereunder.
Except as specifically set forth herein, Landlord has made no representations or
warranties regarding the suitability of the Premises for the intended uses of
Tenant and Tenant specifically agrees that it will obtain and maintain all
necessary federal, state and local permits, approvals and licenses necessary to
operate the Premises."

     2.   The following shall be added as Section 4.5 of the Lease:

<PAGE>

                                                                   St. Louis. MO

          "In the event this Lease terminates on a day other than the last day
of a month, rent shall be prorated on a per diem basis."

     3.   The following shall be added to Section 6.2 of the Lease:

          "Notwithstanding the foregoing, any trade fixtures, business
equipment, inventory, trademarked items, signs, and other removable personal
property owned by Tenant ("Tenant's Property"), shall remain the property of the
Tenant. Landlord agrees that Tenant shall have the right, at any time or from
time to time, to remove any and all of Tenant's Property. Tenant, at its
expense, shall immediately repair any damage occasioned by the removal of
Tenant's Premises and upon expiration or earlier termination of this Lease,
shall leave the Premises in the same condition as it was upon execution of the
this First Amendment, free of debris, normal wear and tear and loss due to
casualty or condemnation excepted (subject to Tenant's obligation to assign and
pay over insurance proceeds as described herein). With respect to harvestable
items located on the Premises (the "Harvestable Property"), Tenant shall be
free, during the term and any renewal thereof, to harvest such Harvestable
Property at an unrestricted rate and without compensation to Landlord (the
"Harvest Right"), provided that, upon termination of the Lease, Tenant's Harvest
Right shall cease. In addition, during the term and any renewal hereof, neither
Landlord nor Tenant shall cause or allow the Harvestable Property to be
encumbered by any lien, restriction, security interest or other encumbrance.
Notwithstanding the foregoing, Tenant may grant Tenant's lender a lien on the
Harvestable Property provided that such lien shall be released upon termination
or expiration of the Lease."

     4.   Section 6.3 of the Lease shall be deleted and replaced in its entirety
with the following:

          "Except as specifically set forth herein, Tenant accepts the condition
of the Premises "as is", and Tenant acknowledges that Landlord has made no
representations or warranties as to the condition of the Premises or its
compliance with applicable zoning, building, environmental, fire and safety
laws, ordinances, rules and regulations (collectively, the "Property Laws"),
except that Landlord represents and warrants to Tenant that as of the effective
date of this First Amendment the Structural Elements of the Improvements are in
compliance with all Property Laws promulgated by applicable governing
authorities. In the event that the foregoing statement is untrue, Landlord shall
perform the work necessary to cause such Structural Elements to comply with such
Property Laws at Landlord's expense (the "Code Compliance") to the extent
Landlord or Tenant receives written notice from any such governmental
authority.. Landlord shall promptly commence and diligently and continuously
perform such work until completion and use Landlord's reasonable efforts to
minimize interference with Tenant's business operations. Landlord shall also be
responsible for paying any and all fines or penalties assessed in connection
with the Code Compliance. Tenant shall be responsible for paying any and all
fines or penalties for noncompliance with Property Laws during the term and any
renewal of this Lease in all cases other than with respect to the Code
Compliance."

                                      - 2 -

<PAGE>

                                                                   St. Louis. MO

     5.   The following phrase shall be added to the end of the last sentence of
Section 9.1. "or Tenant's Property and the Harvestable Property."

     6.   The following sentence shall be added to the end of Section 9.1:

          "Notwithstanding the foregoing, in the event that all or a substantial
portion of the Premises is materially damaged or destroyed during the term or
any renewal period, Tenant may terminate the Lease and assign and pay over to
Landlord the insurance proceeds as described above provided that (i) the
Premises can not be restored and/or repaired within one hundred eighty (180)
days of such casualty (in the reasonable opinion of the parties) to a condition
substantially similar to that which existed prior to the date of casualty and
such termination is made by written notice to Landlord within ten (10) days of
such determination, or (ii) the date of casualty occurs during the final six (6)
months of the term of this Lease or any renewal thereof and such termination is
made by written notice to Landlord within ten (10) days of such casualty.
Tenant's obligation to assign and pay over insurance proceeds to Landlord shall
survive such termination of this Lease."

     7.   The following phrase shall be added after the word "taxes" appearing
in the seventh (7th) line from the bottom of Section 11 of the Lease: "or excess
profits, inheritance, succession, transfer, franchise tax or capital gains tax."

     8.   The last sentence of Section 12.3 shall be deleted and replaced in its
entirety with the following:

     "Tenant shall also have the right to claim and recover from the condemning
authority compensation for the value of the unexpired term of Tenant's leasehold
estate, for the interruption of Tenant's business and for loss of Tenant's
Property and the Harvestable Property; provided however, that no such award
shall reduce Landlord's award with respect to such taking."

     9.   The following sentence shall be added to the end of Section 16.3:

          "Notwithstanding the foregoing, Landlord shall, under no
circumstances, have the right to accelerate rent in the event Landlord
terminates this Lease or otherwise denies Tenant possession of the Premises."

     10.  Section 17 shall be deleted and replaced in its entirety by the
following paragraph:

          "Tenant may not assign or transfer the Lease or sublet any part of the
Premises without the consent of Landlord, which consent shall not be
unreasonably withheld, conditioned or delayed. It shall not be unreasonable for
Landlord to withhold consent if the proposed assignee or sublessee (i) has a net
worth materially less than Tenant at the time of this First Amendment, or (ii)
has a poor or undesirable reputation in its particular industry. It shall not be
unreasonable for

                                      - 3 -

<PAGE>

                                                                   St. Louis. MO

Landlord to delay its consent to such assignment or sublet until such time as
Landlord receives satisfactory evidence that the proposed assignee or sublessee
meet the aforementioned criteria. Notwithstanding the foregoing, Tenant may
assign its interest in the Lease or sublet any part of the Premises to an
Affiliate (hereafter defined) without the prior written consent of Landlord. An
"Affiliate" shall mean any entity wholly owned by Tenant or any entity which
owns a controlling interest in Tenant. In the event of any assignment or
sublease, Tenant shall remain primarily liable under this Lease."

     11.  As of the effective date of this First Amendment, Landlord represents
and warrants that to the best knowledge of Landlord, any handling,
transportation, storage, treatment or usage of hazardous or toxic substances by
Landlord that has occurred on the Premises has been in compliance in all
material respects with all applicable federal, state and local laws, regulations
and ordinances ("Environmental Laws"). Landlord further represents and warrants
that to the best of its knowledge, no leak, spill, discharge, emission or
disposal of hazardous or toxic substances has occurred due to the activities of
the Landlord on the Premises as of the date of this First Amendment in material
violation of the Environmental Laws. Landlord agrees to indemnify, defend and
hold Tenant and its officers, employees and agents harmless from any claims,
judgments, damages, fines, penalties, costs, liabilities (including sums paid in
settlement of claims) or loss, including attorneys' fees, consultants fees, and
expert fees, which arise during or after the term or any renewal term as a
result of the activities of Landlord during such time period except to the
extent such toxic or hazardous substances are present or exacerbated or
aggravated by acts or omissions of Tenant, its officers, employees or agents.
Without limiting the generality of the foregoing, this indemnification does
specifically cover costs incurred in connection with any investigation of site
conditions or any cleanup, remedial, removal or restoration work required by any
federal, state or local governmental agency or political subdivision under
Environmental Laws, except to the extent the toxic or hazardous substances are
present or exacerbated or aggravated by acts or omissions of Tenant, its
officers, agents or employees.

     12.  Tenant agrees to indemnify, defend and hold Landlord and its officers,
employees and agents harmless from any claims, judgments, damages, fines,
penalties, costs, liabilities (including sums paid in settlement of claims) or
loss, including attorneys' fees, consultants' fees and expert fees, which arise
during or after the term or any renewal thereof as a result of the release or
discharge of hazardous or toxic substances on, about, under or from the
Property. Without limiting the generality of the foregoing, this indemnification
specifically covers costs incurred in connection with any investigation of site
conditions or any clean up, remedial, removal or restoration work required by
any federal, state, or local governmental agency or political subdivision except
to the extent the condition caused the toxic or hazardous substances is
exacerbated or aggravated by acts or omissions of Landlord, its officers, agents
or employees.

     13.  In the event that either party hereto shall be delayed or hindered in
or prevented from the performance required hereunder (except for the payment of
any sums due hereunder by Tenant) by reason of strikes, lockouts, labor
troubles, failure of power, riots, insurrection, war, acts of God,

                                      - 4 -

<PAGE>

                                                                   St. Louis. MO

or other reasons beyond the reasonable control of such party (hereinafter,
"Permitted Delay" or "Permitted Delays"), such party shall be excused for the
period of time equivalent to the delay caused by such Permitted Delay.
Notwithstanding the foregoing, any extension of time for a Permitted Delay shall
be conditioned upon the party seeking an extension of time delivering written
notice of such Permitted Delay to the other party within ten (10) days of the
event causing the Permitted Delay, and the maximum period of time which either
party may delay any act or performance of work due to a Permitted Delay shall be
sixty (60) days.

     14.  Landlord hereby agrees that upon the written request of Tenant's
lender, Landlord will subordinate any contractual, statutory or other Landlord's
lien on Tenant's Property or the Harvestable Property to the lien of such lender
by an instrument reasonably satisfactory to both Tenant's lender and Landlord.

     15.  Landlord represents and warrants that the Premises can be used by
Tenant for office, agricultural and landscaping purposes; provided, however,
that in the event that the Premises cannot be used for such purposes, Tenant's
sole remedy shall be the termination of this Lease by serving Landlord with
thirty (30) days prior written notice. Landlord agrees to reasonably cooperate
and provide assistance to Tenant in connection with Tenant's obtaining
certificates of occupancy, building permits, sign permits and any variances;
provided, however, that Landlord shall not be required to incur any cost or
expense in connection therewith.

     16.  All terms defined herein are hereby incorporated into the Lease and
capitalized terms used herein and not otherwise defined shall have the meanings
prescribed to them in the Lease.

     17.  Except as specifically amended herein, the parties hereby acknowledge
that the terms and conditions of the Lease shall remain in full force and
effect.

     IN WITNESS WHEREOF, the parties hereto have executed this First Amendment
as of the day and year first above written.

"LANDLORD"                              "TENANT"

BRICKMAN LEASING, L.L.C.                THE BRICKMAN GROUP LTD.

By: /s/ Theodore W. Brickman, Jr.      By:   /s/ Theodore W. Brickman, Jr.
   ------------------------------          -------------------------------
    MANAGER, its                        Its:  Chairman
   ------------------------------           ------------------------------
    Manager                             Name: Theodore W. Brickman, Jr.
                                             -----------------------------

By:
   ------------------------------

Its:
    -----------------------------
Name:
     ----------------------------

                                      - 5 -

<PAGE>

                            SECOND AMENDMENT TO LEASE

          THIS SECOND AMENDMENT TO LEASE (this "Second Amendment") is made and
entered into this 1st day of August, 2000, by and between Brickman Leasing, LLC,
an Illinois limited liability company ("Landlord"), and The Brickman Group,
Ltd., a Delaware corporation ("Tenant").

                                    RECITALS:

     Landlord and Tenant entered into that certain lease agreement (the
"Original Lease") dated as of January 1, 1997, whereby Landlord leased to Tenant
certain land (the "Land") and improvements (the "Improvements and together with
the Land, the "Premises") situated in St. Louis, Missouri.

     Landlord and Tenant amended the Original Lease pursuant to the First Lease
Amendment dated as of January 14, 1998. The Original Lease, as amended by the
First Lease Amendment dated as of January 14, 1998, shall be referred to as the
"Lease".

     Whereas, Landlord and Tenant desire to amend the Lease on the terms and
conditions set forth below.

     NOW, THEREFORE, for One and No/100 Dollars ($1.00) receipt and sufficiency
of which is hereby acknowledged, Landlord and Tenant agree as follows:

                                      - 1 -

<PAGE>

     1.   Capitalized terms used herein and not otherwise defined shall have
those meanings given to them in the Lease.

     2.   The term of the Lease is extended for an additional term of 36 months,
commencing January 1, 2001 ("Renewal Commencement Date") and expiring on
December 31, 2003 (the "Expiration Date") (the "Renewal Term").

     3.   The Tenant shall pay the Landlord as rent for the Premises during the
first year of the Renewal Term the sum of FORTY TWO THOUSAND SEVEN HUNDRED AND
SEVENTY-FOUR AND NO/100 DOLLARS ($42,774.00) per annum, payable in accordance
with the terms of the Lease, in equal monthly installments of $3,565.00,
commencing on the Renewal Commencement Date.

     4.   The Tenant shall pay the Landlord as rent for the Premises during the
second year of the Renewal Term the sum of FORTY FOUR THOUSAND AND FIFTY-SEVEN
AND NO/100 DOLLARS ($44,057.00) per annum, payable in accordance with the terms
of the Lease, in equal monthly installments of $3,671.00, commencing on the
second anniversary of the Renewal Commencement Date.

     5.   The Tenant shall pay the Landlord as rent for the Premises during the
third year of the Renewal Term the sum of FORTY FIVE THOUSAND THREE HUNDRED AND

                                      - 2 -

<PAGE>

SEVENTY-NINE AND NO/100 DOLLARS ($45,379.00) per annum, payable in accordance
with the terms of the Lease, in equal monthly installments of $3,782.00,
commencing on the third anniversary of the Renewal Commencement Date.

     6.   The provisions of this Second Amendment are hereby incorporated into
the Lease and unless otherwise expressly modified by this Second Amendment, all
other provisions of the Lease shall remain in full force and effect.

     7.   Upon expiration of the Renewal Term, the Lease shall be automatically
extended for successive terms ("Successive Term") of one (1) year, unless Tenant
or Landlord upon sixty (60) days prior written notice to the other prior to the
end of each Successive Term cancels this Lease. The Successive Term will be on
the same terms and conditions set forth in the Lease, except that the rental
shall be increased by three percent (3%) over the previous year's annual rent.

     8.   Sections 2.2 and 4.4 of the Lease are hereby deleted in their entirety
and replaced with paragraph 7 of this Second Amendment.

                                      - 3 -

<PAGE>

AGREED AND ACCEPTED:                    AGREED AND ACCEPTED:

LANDLORD:                               TENANT:

BRICKMAN LEASING, LLC                   THE BRICKMAN GROUP, LTD.

By:   /s/ Theodore W. Brickman, Jr.     By:   /s/ Mark A. Hjelle
      -----------------------------           ---------------------------
      Name:                                   Name:
      Title: Member                           Title: Vice President

Date: 9/21/00                           Date: 9/21/00
      -----------------------------           ---------------------------

                                      - 4 -<PAGE>

                                                                   Exhibit 10.10

                                 LEASE AGREEMENT

     This Lease Agreement ("Lease") is made and entered into this 29th day of
August, 1998, by and between Lot 2 Fremont Holdings, LLC f/k/a ALLEN KEESEN
LANDSCAPE, INC., a Colorado corporation ("Lessor") and THE BRICKMAN GROUP, LTD.
("Lessee").

                                   ARTICLE 1.

                       DEMISE, DESCRIPTION, USE, AND TERM

     1.1. Demise. Lessor hereby leases to Lessee, and Lessee hereby rents from
Lessor that certain land (the "Land"), together with the building(s), structures
and related improvements constructed thereon and the appurtenances thereto
situate at 15427 East Fremont Drive, in the County of Arapahoe, State of
Colorado, as more particularly described in Exhibit A hereto (collectively with
the Land, the "Premises").

     1.2. Use. The Premises may be used for all lawful uses.

     1.3. Term. The term of this Lease shall be for five (5) years (plus the
initial partial month, if applicable) commencing on the date Lessee begins
occupying the Premises, which shall be three (3) days following Substantial
Completion (as hereafter defined) of Landlord's Work (the "Commencement Date")
and ending at 12:0l a.m. on the fifth anniversary of the Commencement Date (the
"Expiration Date") (the "Lease Term") unless sooner terminated as provided
herein.

     1.4. Termination. Lessee may terminate this Lease at any time during the
Lease Term upon thirty (30) days prior written notice to the Lessor on or after
the occurrence of a default or breach by Lessor under any of the Transaction
Documents (as defined in Section 17.5 hereof), which continues beyond any
applicable cure period.

                                   ARTICLE 2.

                                      RENT

     2.1. Basic Rent.

           (a) Lessee agrees to and shall pay Lessor, at Lessor's address for
notices provided below, or at such other place as the Lessor shall designate
from time to time in writing, as rent for the Premises (the "Basic Rent"), the
annual rental of One Hundred Twenty Thousand Dollars ($120,000) payable without
notice or demand, in equal monthly installments of Ten Thousand Dollars
($10,000) each, in advance on the first (1st) day of each calendar month during
the first lease year of the Lease Term.

<PAGE>

           (b) At the one year anniversary of the Commencement Date, and at each
annual anniversary thereafter, the Basic Rent shall be increased to reflect any
increase in the Index (as defined below). The adjustment in Basic Rent shall be
calculated as the annual Basic Rent of the immediately preceding lease year
multiplied by a quotient equal to: (i) the Index for the first full month of the
then current lease year; divided by (ii) the Index for the first full month of
the immediately preceding lease year.

           (c) For the purposes hereof, the "Index" referred to hereinabove
shall be that which is presently designated as the All Urban Consumer Average
(CPI-U) and specifically that portion of the Index relating to Denver, Colorado,
published by the U.S. Department of Labor, Bureau of Labor Statistics. In the
event that publication of the said Consumer Price Index is modified or
discontinued in its entirety, the adjustment provided for herein shall be made
on the basis of changes in the most comparable and recognized index of the
purchasing power of the United States consumer dollar published by the U.S.
Department of Labor or other governmental agency, if said Department of Labor
ceases to publish such index. In the event that such index contemplated herein
is not reported for the months set forth in the fraction above, the parties
agree to utilize the Index reported for the month nearest to the date for which
said Index is required by the terms of this Lease.

           (d) Notwithstanding anything to the contrary contained herein, no
adjustment shall be made to the Basic Rent which would: (i) reduce it below the
Basic Rent due for the immediately preceding lease year; or (ii) increase the
annual Basic Rent above One Hundred Forty Five Thousand Dollars ($145,000). Any
such adjustment shall be rounded off to the nearest whole dollar. In the event
of an upward adjustment of the Basic Rent, the Tenant shall pay to the Landlord,
within thirty (30) days of the receipt of the notice thereof, the additional
rent owed for the months which have elapsed in the then current lease year, it
being agreed that Lessee's failure to pay the increased amount of monthly Basic
Rent for the then current lease year prior to receipt of such notice shall not
trigger a default hereunder.

     2.2. Additional Rent. During the Lease Term, Lessee agrees to pay, as
additional rent, in addition to the Basic Rent hereinbefore provided, the
following (collectively, with all other amounts payable by Lessee hereunder
other than Basic Rent, "Additional Rent"):

           (a) Taxes and Charges. All (i) real property taxes, use and occupancy
taxes, special taxes, excise taxes, and assessments including street improvement
liens and assessments, if any, levied or assessed upon or against the Premises
and/or Lessor's or Lessee's estates in or use and occupancy of the Premises and
(ii) personal property and sales or use taxes with respect to personal property
located on the Premises. The same shall be paid by the Lessee directly to the
taxing or collecting authority (and shall be deemed to be Additional Rent
hereunder) on or before the date when penalties and interest shall become
payable with respect thereto. Lessee shall, upon request by Lessor, provide
Lessor with evidence of timely payment of the foregoing. Lessor shall forward
all bills for the foregoing to Lessee not less than fifteen (15) days from the

                                       -2-

<PAGE>

earliest due date of such tax assessment or imposition. Notwithstanding the
foregoing, Lessee shall have no obligation to pay or reimburse Lessor for any
unrelated business income, franchise, estate, inheritance, successor or capital
levy tax of Lessor, or any net income or excess profits tax assessed against
Lessor.

           (b) Casualty Insurance Premiums. All casualty and public liability
insurance premiums on or with respect to Lessee's activities at the Premises
required to be provided by Lessee hereunder.

           (c) Water and Sewer Charges. All water and sewer rentals or charges
for use of water, sewers, sewer system, and sewage treatment facilities
servicing the Premises.

           (d) Heat, Electricity, and Other Utilities. All expenses and charges
relating to heating, air conditioning, electricity, gas, steam and other energy
consumption or utilities related to or servicing the Premises, and all telephone
charges, together with any and all connection fees and metering charges.

     2.3. Triple Net Lease. Lessee hereby acknowledges and agrees that this
Lease is intended to be a triple net lease" with the result that the Basic Rent
shall be absolutely net to Lessor of all costs and expenses incident to the
ownership and operation of the Premises (other than income, franchise, estate,
inheritance, successor, capital levy or excess profit taxes assessed against
Lessor and any debt service on any mortgage granted by Lessor on the Premises)
and Lessee shall be fully responsible for each and every cost and expense
related to the use and operation of the Premises except as expressly set forth
in Section 7.1 to the contrary.

                                   ARTICLE 3.

                              TAXES AND ASSESSMENTS

     3.1. Proration of First and Last Year Taxes. All such taxes and assessments
for the first and last years of the Lease Term shall, to the extent applicable,
be prorated between Lessor and Lessee on the basis of the ratio between the time
the Premises are leased to Lessee within such tax year and the time the Premises
are not so leased.

     3.2. Contesting Levy, Assessment, or Charge. Lessor shall have the
exclusive privilege of protesting, contesting, objecting to, or opposing the
legality or amount of any such taxes, assessments, or public charges to be paid
by Lessee hereunder. Notwithstanding the foregoing, if Lessee shall, in good
faith, give Lessor notice that Lessee deems the same to be illegal or excessive,
and that it desires to contest such taxes, assessments or other charges (and in
fact commences such contest in a timely manner and in accordance with local
requirements), Lessor shall, to the extent permitted by law, allow Lessee to
defer payment of any such tax, assessment,

                                       -3-

<PAGE>

fee, or charge and permit Lessee to contest the same, but only for so long as
the legality or the amount thereof is so contested by Lessee in good faith and
without subjecting the Premises to forfeiture, lien or execution; provided,
however, that if at any time payment of the whole or any part thereof shall
become necessary in order to prevent the forfeiture, execution or seizure of the
Premises or the termination of the right of redemption or the eviction of Lessee
or Lessor, Lessor shall nevertheless be entitled to pay the same after providing
Lessee with at least thirty (30) days prior written notice. Any such contest,
whether before or after payment, may be made in the name of Lessor or Lessee, or
both, as Lessee may determine, but Lessee shall notify Lessor of its election at
least thirty (30) days prior to the commencement of the proceeding and Lessor
shall cooperate reasonably in such contest. Any such contest shall be at the
sole cost and expense of Lessee. Each refund of any tax, assessment, fee, or
charge so contested shall be retained by Lessee to the extent it relates to a
period within the term of this Lease.

                                   ARTICLE 4.

                                    INSURANCE

           4.1. Lessee Obligations. Lessee agrees to and shall, within ten (10)
days from the Commencement Date, secure from one or more reputable and
financially responsible insurance companies licensed to do business in the
jurisdiction in which the Premises is located and maintain during the entire
Lease Term, the insurance coverages identified on Exhibit B hereto.

           4.2. Additional Insured. Lessee agrees that Lessor shall be named as
an additional insured on all liability insurance policies described on Exhibit
B, as its interest may appear, and Lessor shall be named as co-loss payee on all
casualty insurance policies described on Exhibit B covering the Premises.

           4.3. Policies and Certificates of Insurance. The original policies
may be retained by Lessee; provided Lessee shall deposit with Lessor true and
complete copies of all policies, and furnish Lessor with proof of pre-payment of
the premium or premiums on any such policies as paid with proof of new coverage
not less than 30 days prior to expiration or termination of any then existing
coverage. Lessee shall also provide Lessor with original certificates of
insurance evidencing the foregoing coverages and providing that coverage may not
be suspended, cancelled, terminated or modified without 30 days prior written
notice to Lessor.

           4.4. Failure to Secure. If Lessee at any time during the Lease Term
should fail to secure or maintain the foregoing insurance, or perform in a
timely manner any other requirements under this Article, the Lessor shall,
subject to the applicable notice and cure period set forth in Article 13 hereof,
be permitted to obtain such insurance or perform such requirements in the
Lessee's name or as the agent of the Lessee and shall be compensated by the
Lessee for the cost thereof.

                                       -4-

<PAGE>

     4.5. Proceeds. Claims under any casualty insurance policies (except for
those claims relating to Lessee's property) shall be adjusted, coordinated with
and approved solely by Lessor. All proceeds (except for those proceeds relating
to Lessee's property) from any casualty policy or policies shall be payable to
Lessor (or to Lessor and its mortgage lender jointly), who shall make such
proceeds available to Lessee for restoration of the Premises or retain such
proceeds as provided below.

     4.6. Fire and Casualty Damage. If, during the Lease Term, the Premises are
damaged or destroyed by fire, flood, or other casualty:

     (a) Lessee shall give prompt written notice thereof to Lessor; and

     (b) Lessee may elect (i) to restore the Premises to their pre-casualty
condition, subject to differences not having an adverse, material effect on the
Premises, in which case Lessee shall be entitled to all insurance proceeds
related to the casualty, or (ii) terminate the Lease by giving Lessor at least
thirty (30) days prior written notice of such election to terminate the Lease,
in which case all insurance proceeds shall be retained by Lessor (or by Lessor
jointly with its mortgage lender).

     4.7. Waiver of Subrogation. Each party hereby releases the other hereunder
from any liability which the injured party may have for property damage caused
by fire or other casualty with respect to which the injured shall be insured
under a policy of insurance containing provisions waiving subrogation. In
connection with the foregoing, any policy of casualty insurance obtained by
Lessee in accordance herewith and any insurance policy obtained by Lessor for
the Premises shall contain a waiver of subrogation provision.

                                   ARTICLE 5.

                          UTILITIES; OTHER OBLIGATIONS

     5.1. Utilities. Lessee shall pay all charges accruing during the Lease Term
for telephone, gas, electricity, steam, heat, sewage, and water used in or on
the Premises as provided in Article 2 above and shall arrange and pay for the
removal of snow, ice and rubbish from the Premises.

     5.2. Compliance with Laws. Lessee agrees that it will comply in all
material respects with any laws applicable to the operation of its business on
the Premises.

                                      -5-

<PAGE>

                                   ARTICLE 6.

                               WASTE AND NUISANCE

     Lessee shall not commit, or suffer to be committed, any material waste on
the Premises, nor shall it maintain, commit, or permit the maintenance or
commission of any material nuisance on the Premises or use the Premises for any
unlawful purpose or for any other purpose not expressly authorized hereunder.

                                   ARTICLE 7.

                                     REPAIRS

     7.1. Lessee's Duty to Repair and Maintain. Lessee agrees during the Lease
Term hereof to keep the Premises in good operating order and repair, reasonable
wear and tear excepted. The foregoing obligation to maintain the Premises shall
include any structural repairs or additions which are necessary solely to comply
with applicable laws, codes, ordinances and regulations enacted after the date
hereof affecting the Premises including building, fire and life safety codes,
but shall exclude any other structural repairs or replacements. Lessee further
agrees to keep the Premises clean and to repair or replace all broken or damaged
doors, windows, HVAC systems, plumbing fixtures and pipes, flooring, stairways,
elevators, railings, or other portions of the Premises. Lessee also agrees to
maintain and repair the curbs and pavements in and about the Premises, together
with facilities appurtenant thereto, including entry ways and awnings. Except
for those structural items which are the responsibility of Lessee as provided
above, Lessor shall be solely responsible for any structural repairs or
replacements including the replacement of the roof, if necessary.

                                   ARTICLE 8.

                     ALTERATIONS, IMPROVEMENTS, AND FIXTURES

     8.1. Trade Fixtures. Lessee shall have the right at any time and from time
to time during the Lease Term, at its sole cost and expense, to affix and
install trade fixtures and equipment to, in, or on the Premises as it shall in
its reasonable discretion deem advisable, but in any event, consistent with all
applicable laws, codes and ordinances. Any such trade fixtures and equipment
installed in or affixed to or on the Premises shall remain the property of
Lessee, and Lessor agrees that Lessee shall have the right at any time, and from
time to time during the Lease Term to remove any and all such fixtures,
equipment and other property in the ordinary course of its business; provided,
however, that Lessee shall at its expense repair all damage caused by removal
thereof. Any such trade fixtures and equipment not removed from the Premises
prior to the expiration or sooner termination of the Lease Term shall be deemed
to have been abandoned by Lessee and shall

                                      -6-

<PAGE>

thereupon become the absolute property of Lessor without compensation to Lessee.

     8.2. Improvements. Lessee shall not make any structural changes, additions
or improvements to the Premises or otherwise perform any work which would
materially impair the value or functional utility of the Premises without
Lessor's consent, which consent may be withheld in Lessor's reasonable
discretion. Lessee shall have the right at its own cost and expense from time
to time during the Lease Term to construct on the Premises such non-structural
alterations, additions, and changes therein as it deems necessary or convenient
for its purposes, provided, however, that such improvements, alterations and
additions shall (i) be performed in accordance with all applicable laws, codes,
ordinances and regulations and without liens attaching to the Premises or any
portion thereof (ii) be made in a careful, workmanlike manner; and (iii) not
materially impair the value or functional utility of the Premises.

                                   ARTICLE 9.

                                OUIET POSSESSION

     Lessor shall, on the Commencement Date of the Lease Term as hereinabove set
forth, place Lessee in quiet possession of the Premises and, provided Lessee is
not in default hereunder, shall secure Lessee in the quiet possession thereof
against all persons lawfully claiming the same by, through or under Lessor,
during the entire Lease Term.

                                   ARTICLE 10.

                                  LESSOR'S WORK

     10.1. Lessor, at Lessor's expense, shall construct and install all of the
buildings, structures and improvements to be located at the Premises ("Lessor's
Work") described in and in compliance with the requirements listed on Exhibit C
attached hereto (the "Requirements"), and otherwise in accordance with plans and
specifications shown on Exhibit D attached hereto (the "Lessor's Plan"). In the
event of any conflict or inconsistency between the Requirements and Lessor's
Plan, the former shall govern and control, unless and until Lessee agrees
otherwise in writing. All Lessor's Work shall be Substantially Completed by
September 1, 1998 (the "Scheduled Completion Date") and shall be performed in a
good and workmanlike manner, in compliance with all applicable laws, ordinances,
rules, regulations and other requirements of governmental authorities having
jurisdiction.

     10.2. The Premises shall be deemed to be Substantially Completed
("Substantially Completed" or "Substantial Completion") when (a) all Lessor's
Work has been completed, except for: (i) any changes or additions to the
Lessor's Work submitted by Lessee to Lessor, and (ii) minor items of decoration,
the absence of which does not prohibit Lessee from occupying the Premises or
adversely affect the habitability of the Premises, as such items of decoration
are identified in a "punch list" (as that term is commonly used in the
construction industry) (the "Punch List") created

                                       -7-

<PAGE>

pursuant to an inspection of the Premises by Lessor and Lessee, or their
designated representatives; and (b) Lessor shall have obtained and provided a
copy to Lessee of a Certificate of Occupancy for the Premises permitting its use
as described in Section 1.2, which Certificate of Occupancy shall be in effect
at all times during the Lease Term. The date of Substantial Completion shall be
the date on which the Punch List is initialled by Lessor and Lessee. The Punch
List shall be initialled by Lessor and Lessee on the day which is three (3) days
prior to the date that Lessee begins occupying the Premises, and Lessor shall
complete or correct all Punch List items within thirty (30) days after the date
the Punch List is so initialled.

     10.3. If the Premises are not Substantially Completed on or before the
Scheduled Completion Date, then Basic Rent and Additional Rent shall abate for a
period of time equal to the number of days from the Scheduled Completion Date
until the date of Substantial Completion. In addition, (a) Lessor shall provide
to Lessee office/warehouse space comparable to the Premises in any building
owned by Lessor and located in the proximity of the Building, for occupancy by
Lessee until the date of Substantial Completion (and Lessor shall pay rent and
all other costs associated with Lessee's occupancy of such space), and (b)
Lessor shall reimburse Lessee promptly after Lessor's receipt of Lessee's
invoices therefor for all costs and expenses paid or incurred by Lessee from and
after the Scheduled Completion Date in connection with Lessee's holdover or
other temporary occupancy of any office/warehouse space, including, without
limitation, rent and other sums payable under Lessee's lease of such space and
damages payable by Lessee to the landlord of such space.

     10.4. If the Premises are not Substantially Completed on or before the one
hundred and twentieth (120th) day after the Scheduled Completion Date, then
Lessee shall have the right to terminate this Lease by giving written notice of
such termination to Lessor within ten (10) days thereafter, with such
termination becoming effective on the tenth (10th) day after receipt by Lessor
of such notice. If Lessee so terminates this Lease, then on or before the fifth
(5th) day after the day such termination becomes effective, Lessor shall refund
all amounts, if any, previously paid by Lessee to Lessor pursuant to this Lease.

     10.5. If Lessor does not substantially complete or correct all Punch List
items on or before the thirtieth (30th) day after the Punch List is initialled
by Lessor and Lessee then (a) Basic Rent shall abate for a period of time equal
to the number of days from the date upon which the Punch List items are required
to be substantially completed or corrected until the date on which all Punch
List items are completed or corrected to Lessee's reasonable satisfaction, and
(b) Lessee shall have the right to complete or correct all Punch List items, and
Lessee shall offset the sum of Lessee's payments to contractors for such
correction or completion of Punch List items against Lessee's next
installment(s) of Basic Rent.

                                   ARTICLE 11.

                              SURRENDER OF PREMISES

                                       -8-

<PAGE>

     Lessee agrees to and shall, upon the expiration or sooner termination of
the Lease Term, promptly surrender and deliver the Premises to Lessor without
demand therefor in good condition, ordinary wear and tear excepted.

                                   ARTICLE 12.

                                  CONDEMNATION

     12.1. Effect on Lease. If during the Lease Term or any extension or renewal
thereof, all or substantially all of the Premises should be taken for any public
or quasi-public use under any law, ordinance, or regulation or by the right of
eminent domain, or should be sold to the condemning authority under threat of
condemnation, this Lease shall terminate effective as of the date of the taking
or sale of the Premises by or to the condemning authority. In the event of any
other condemnation or taking, this Lease shall remain in full force and effect,
but the Basic Rent hereunder shall be equitably adjusted to reflect the
diminution in value of the Premises for purposes of Lessee's business
operations.

     12.2. Allocation of Awards. Lessor alone shall be entitled to negotiate,
receive and retain all condemnation proceeds and awards and Lessee shall make no
claim with respect thereto provided that Lessee may make a separate claim for
the value of any leasehold improvements made by Lessee and any trade fixtures
which cannot be removed from the Premises in a commercially practicable manner,
such right to claim being hereby assigned to Lessor.

                                   ARTICLE 13.

                             DEFAULTS AND REMEDIES

     If Lessee or its permitted successors in interest shall (i) allow any Basic
Rent or Additional Rent to be in arrears more than fifteen (15) days after
receipt of Written notice thereof from Lessor, (ii) assign or sublet or purport
to assign or sublet this Lease or the Premises in violation of this Lease, (iii)
commence, or have commenced against it, a proceeding in bankruptcy under 11
U.S.C. (Candle) 101 et seq. which, in the case of an involuntary action, is not
stayed or dismissed within sixty (60) days from the date such proceeding is
commenced, or (iv) otherwise be in default under any other condition of this
Lease for a period of thirty (30) days after receipt of Written notice thereof
from Lessor or, if such default cannot reasonably be cured within such thirty
(30) day period, such longer period of time as Lessee may require (not to exceed
ninety (90) days), provided that Lessee commences to cure such default within
such thirty (30) day period and diligently proceeds to cure such default until
completed (any of the foregoing being herein referred to as an "Event of
Default"), then Lessor may, but shall not be obligated to:

     (a) terminate this Lease without further notice to Lessee and maintain an

                                       -9-

<PAGE>

action for payment of any then accrued and unpaid Basic Rent and Additional
Rent. In no event shall Lessor be entitled to receive any damages in respect of
any future Basic Rent or Additional Rent from and after the date of termination;
or

               (b) make any such payment or perform any such act on Lessee's
part without waiving its rights based upon such Event of Default and without
releasing Lessee from its obligations under this Lease. Except as may be
specifically provided to the contrary in this Lease, Lessee shall pay to Lessor,
promptly after delivery by Lessor to Lessee of statements therefor, sums equal
to expenditures reasonably made by Lessor in connection with the curing of an
Event of Default pursuant to the provisions of this Article.

     Lessor shall be obligated to mitigate its damages resulting from an Event
of Default hereunder by Lessee.

                                   ARTICLE 14.

                        INSPECTION AND REPAIRS BY LESSOR

     Upon twenty-four (24) hours prior notice (except in the case of
emergencies), Lessee shall permit Lessor and its agents to enter into and upon
the Premises at all reasonable times for the purpose of inspecting the same,
showing such Premises to prospective buyers, lenders or, during the last six (6)
months of the Lease Term, tenants, or for the purpose of maintaining or making
repairs or alterations to the buildings; provided that Lessor shall be under no
obligation to perform any such repairs or alterations, except as provided
herein. Under such circumstances, Lessor shall make all reasonable efforts not
to interfere with Lessee's operations at, and use of the Premises.

                                   ARTICLE 15.

                             ASSIGNMENT AND SUBLEASE

     15.1. Lessee shall not assign this Lease or sublet all or any portion of
the Premises without first obtaining Lessor's prior written consent thereto,
such consent not to be unreasonably withheld, conditioned or delayed; provided,
however, that the Lessee may sublet all or any portion of the Premises at any
time and without the consent of the Lessor if Lessee is not in default under
this Lease. If Lessor does not respond to Lessee in writing within thirty (30)
days after Lessor's receipt of Lessee's written notice of a proposed assignment
or sublet, Lessor shall be deemed to have consented to such proposed assignment
or sublet. If Lessor's consent is given, it will not be deemed a consent to any
further subletting or assignment. If Lessor consents to any such subletting or
assignment, it shall nevertheless be a condition to the effectiveness thereof
that a fully executed copy of the sublease or assignment be furnished to Lessor
and that any assignee assume in writing all obligations of Lessee hereunder.

                                      -10-

<PAGE>

          15.2. Notwithstanding anything to the contrary stated above, Lessee
may assign this Lease or sublet all or a portion of the Premises without
Lessor's consent (a) to any entity controlling, controlled by or under common
control with Lessee, or (b) as a result of any transfer or change in control of
Lessee, by operation of law or otherwise, including, without limitation, any
merger, consolidation, dissolution or any change in the controlling interest of
Lessee (in any single transaction or a series of related transactions).

                                   ARTICLE 16.

                                  ENVIRONMENTAL

          16.1. Lessor represents and warrants that as of the date hereof and
Lessor agrees to reaffirm to Lessee in writing that on the Commencement Date:

                16.1.1 Lessor holds and is in compliance with all environmental
permits, certificates, licenses, approvals, registrations and authorizations
("Permits") required under all applicable laws, rules and regulations in
connection with the Premises, all of such Permits are in full force and effect
and all renewal applications have been timely filed.

                16.1.2 To the best of Lessor's knowledge, after due
investigation, no notice, citation, summons or order has been issued, no
complaint has been filed, no penalty has been assessed and no investigation or
review is pending or threatened by any governmental or other entity with respect
to any alleged violation by the Lessor or by anyone else in relation to the
Premises of any environmental statute, ordinance, rule, regulation or order of
any governmental entity.

                16.1.3 Neither Lessor nor, to Lessor's knowledge, any other
party has received any request for information, notice, demand, or notification,
order or complaint alleging that it is or may be potentially responsible with
respect to any investigation or clean-up of any threatened or actual release of
any hazardous or toxic substance or waste or any pollutant or contaminant,
including petroleum products and radioactive materials ("Hazardous Substances")
to, at, on, in, under, or from the Premises.

                16.1.4 No polychlorinated biphenyls ("PCBs") or
asbestos-containing materials are present at the Premises, nor are there any
underground storage tanks, active or abandoned, at the Premises.

                16.1.5 To the best of Lessor's knowledge, no Hazardous Substance
has been released, spilled, leaked, discharged, disposed of, pumped, poured,
emitted, emptied, injected, leached, dumped or allowed to escape ("Released")
at, on, about or under the Premises.

                                     -11-

<PAGE>

               16.1.6 To the best of Lessor's knowledge after due investigation,
no oral or written notification of a Release or threat of Release of a Hazardous
Substance has been filed by or in relation to the Premises, nor is the Premises
listed or proposed for listing on the National Priority List promulgated
pursuant to CERCLA, on CERCLIS or on any similar state list of sites requiring
investigation or clean-up.

               16.1.7 No consent, approval or authorization of, or registration
or filing with any person, including any environmental governmental authority or
regulatory agency, is required in connection with the execution and delivery of
this Lease or the consummation of the transactions contemplated hereby. Lessor
has or will prepare and file all applications for permit transfers in adequate
time for transfer to occur prior to closing hereunder.

               16.1.8 Except as listed in Exhibit E and heretofore provided to
Lessee, there have been no environmental inspections, investigations, studies,
audits, tests, reviews or other analyses conducted in relation to the Premises.

               16.1.9 Lessor knows of no facts or circumstances related to
environmental matters concerning the Premises that could lead to any future
environmental claims, liabilities or responsibilities against Lessor or Lessee.

               16.2. Lessee represents and warrants that as of the date hereof
and will reaffirm in writing to Lessor that on the Commencement Date:

               16.2.1 Lessee will comply in all material respects with all
environmental statutes, rules, regulations and orders of any federal, state or
municipal government applicable to its operations or activities at the Premises,
as in effect during the Lease Term.

               16.2.2 During the Lease Term, Lessee will make any required
report of any ("Release") or threat of Release of any Hazardous Substance caused
by its activities or operations at the Premises to the appropriate environmental
agencies and provide notice of such Release or threat of Release to Lessor.
Lessee will assume responsibility for any investigation, clean-up or other
action to the extent based on such Release or threat of Release.

               16.2.3 Lessee will not install any Hazardous Substance storage
tank, nor asbestos containing materials nor polychlorinated biphenyl ("PCB")
containing equipment at the Premises without the advance written permission of
Lessor.

                                      -12-

<PAGE>

         16.3. Indemnification, Waiver and Release:

               16.3.1 Lessor does hereby agree to indemnify, defend and save
harmless Lessee, its directors, officers, employees, shareholders, successors
and assigns from all losses, costs, damages and expenses, fines, penalties, and
attorneys' and litigation fees resulting from any claim, demand, liability,
obligation, right or cause of action, including but not limited to governmental
action, (collectively, "Claims"), that are asserted against Lessee or the
Premises as a result of Lessor's breach of any representation, warranty, or
covenant hereof; or arising out of the operations or activities or presence of
Lessor or any other tenant or any agent, representative of Lessor or such other
tenant at the Premises; or arising from environmental conditions or violations
at the Premises, including without limitation the presence of Hazardous
Substances at, on, in, to, from or under the Premises or the discharge or
Release of Hazardous Substances from the Premises; provided, however, that
Lessor shall not be obligated to indemnify Lessee under this paragraph if Lessor
demonstrates that the Claim was based on the actions or operations of Lessee or
its agents, representatives or employees at the Premises.

               16.3.2 Lessor hereby waives and releases Lessee from any and all
Claims, known and unknown, foreseen or unforeseen, which exist or which may
arise under common or statutory law, including CERCLA or any other statutes now
or hereafter in effect, other than claims based on Lessee Environmental
Conditions (as defined below).

               16.3.3 Lessee does hereby agree to indemnify, defend and save
harmless Lessor from all Claims that are asserted against Lessor or the Premises
as a result of Lessee's breach of any representation, warranty or covenant
hereof; or arising out of the operations or activities of the Lessee at the
Premises; or arising from environmental conditions or violations at the Premises
including without limitation the presence of Hazardous Substances at, to, in,
from or, or under the Premises providing that Lessor demonstrates that such
environmental condition, or violation was based on events or conditions first
occurring during the Lease Term and only to the extent based on the activities
or operations of Lessee at the Premises ("Lessee Environmental Conditions").

               16.3.4 Lessee hereby waives and releases Lessor from any and all
Claims, known and unknown, foreseen or unforeseen, which exist or which may
arise under common or statutory law, including CERCLA or any other statutes now
or hereafter in effect, to the extent based on Lessee Environmental Conditions.

               16.3.5 The indemnities contained herein and the environmental
representations, warranties and covenants of Lessor and Lessee shall survive
termination of this Lease.

                                      -13-

<PAGE>

                                  ARTICLE 17.

                                 MISCELLANEOUS

               17.1. Notices. All notices and other communications from one
party to the other shall be in writing and shall be deemed to have been duly and
sufficiently given if mailed by United States Registered Mail or Certified Mail,
postage prepaid, or delivered by overnight express mail courier service and
addressed to the party to be notified as follows:

                                  If to Lessee:

                            The Brickman Group, Ltd.
                            375 S. Flowers Mill Road
                               Langhorne, PA 19047
                   Attention: Mark A. Hjelle, General Counsel

                                  If to Lessor:

                                 4222 E. Orchard
                           Littleton, Colorado 80121
                           Attention: Allen L. Keesen

                                 with a copy to

                           Andrew C. Hamrick, Esquire
                            5675 D.T.C. Blvd., #115
                           Englewood, Colorado 80111

Notices and other communications sent by registered or certified mail shall be
effective five (5) business days after being Deposited in the U.S. Mail. Notices
and other communications sent by hand delivery or overnight courier service
shall be effective on the date of delivery (if a business day) or the next
business day after delivery (if delivery does not occur on a business day).

               17.2. Parties Bound. This Lease shall be binding upon and inure
to the benefit of the parties hereto and their respective successors and
permitted assigns.

               17.3. Governing Law. This Lease shall be construed under and in
accordance with the laws of the State of Colorado, without regard to its
conflicts of laws principles.

               17.4. Legal Construction. In case any one or more of the
provisions contained in this Lease shall for any reason be held to be invalid,
illegal, or unenforceable in any respect, such

                                      -14-

<PAGE>

invalidity, illegality, or unenforceability shall not affect any other provision
thereof and this Lease shall be construed as if such invalid, illegal, or
unenforceable provision had never been contained herein. The captions of this
Lease are for convenience only and shall not be construed as part of this Lease
or as defining or limiting in any way the scope or intent of the provisions
hereof.

     17.5. Sole Agreement of the Parties/No Amendment. This Lease and that
certain Asset Purchase Agreement and any document executed pursuant thereto
(collectively, the "Transaction Documents") by and between Lessor and Lessee
constitute the sole and only agreements of the parties hereto with respect to
the subject matter hereof and supersede any prior understandings or written or
oral agreements between the parties respecting the within subject matter. No
amendment, modification, or alteration of the terms hereof shall be binding
unless the same be in writing and signed by the parties to be bound.

     17.6. Waiver of Default. No waiver by the parties hereto of any default or
breach of any term, condition, or covenant of this Lease shall be deemed to be a
waiver of any other breach of the same or any other term condition, or covenant
contained herein.

     17.7. No Recordation. This Lease shall not be recorded without the prior
written prior consent of Lessor and any recordation hereof or of any Memorandum
of Lease without Lessor's consent shall be deemed an Event of Default hereunder.

     17.8. Estoppel Certificates. Either party shall, at any time and from time
to time, upon not less than twenty (20) days' prior written request from the
other party, execute, acknowledge and deliver to the requesting party a
statement in writing certifying that (a) this Lease is unmodified and in full
force and effect (or if there have been modifications, that the same is in full
force and effect as modified, and stating the modifications); (b) all rent under
the Lease has been paid to such date; (c) the Commencement Date and Expiration
Date of the Lease; and (d) whether to the party's knowledge the requesting party
is in default or whether the party has any claims or demands against the
requesting party and, if so, specifying the event of default, claim, or demand.

     17.9. Signs and Advertising. Lessee shall be permitted, at Lessee's
expense, from time to time to erect, remove and re-erect signs in accordance
with applicable law, on or at the Premises in each case bearing Lessee's name or
an abbreviation or portion thereof or logo as the same may change from time to
time. Lessee shall maintain and repair said signs.

     17.10. Legal Compliance. Lessor represents, warrants and covenants that on
the date hereof and on the Commencement Date, the Premises will comply with all
applicable laws, rules, regulations, orders and ordinances of all governmental
authorities having jurisdiction over the Premises.

     17.11. No Brokers. Each party represents and warrants to the other that it
has not

                                      -15-

<PAGE>

made any agreement or taken any action which may cause anyone to become entitled
to a commission as a result of the transactions contemplated by this Lease, and
each will indemnify and defend the other from any and all claims, actual or
threatened, for compensation by any such third person by reason of such party's
breach of its representation or warranty contained in this Section 17.11.

     IN WITNESS WHEREOF, the undersigned Lessor and Lessee have executed this
Lease Agreement under their respective seals as of the day and year first above
written.

                                    LESSOR

                                    LOT 2, FREMONT HOLDINGS, LLC

                                    By: /s/ Allen L. Keesen
                                        -------------------------
                                        Allen L. Keesen
                                        Member

                                    LESSEE

                                    THE BRICKMAN GROUP, LTD.

                                    By: /s/ Mark A. HJelle
                                        -------------------------
                                        Name: Mark A. HJelle
                                        Title: Vice President

                                      -16-

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                                    EXHIBIT A

                               Description of Land

Lot 2, Cherry Creek Business Center, Filing Number 6, Arapahoe County, Colorado.
Also known as 15427 East Fremont Drive, Englewood, Colorado.

                                      -17-

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                                    EXHIBIT B

                         Schedule of Required Insurance

General liability coverage of $2,000,000 aggregate, $1,000,000 per occurrence,
listing Lessor as "Additional Insured" and full property damage coverage for the
replacement value of the Premises (exclusive of costs of excavations,
foundations, underground utilities, footings and other similar costs).

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                                    EXHIBIT C

                                The Requirements

One 10,150 square foot main building consisting of approximately 7,000 square
feet of office space and 3,150 square feet of warehouse space, steel stud
construction with masonry and plaster exterior. One 3,000 square foot warehouse,
steel stud construction with steel skin.

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                                    EXHIBIT D

                                  Lessor's Plan

Those 27 pages of work drawing entitled Allen Keesen Landscape, Inc., Arapahoe
County, Colorado, Building Construction Documents, assembled by Intergroup,
Inc., Architects supplied by Lessor to Lessee.

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                                    EXHIBIT E

                            Environmental Exceptions

No environmental studies of the property have been undertaken other than those
conducted by Alden Environmental Management, Inc. at the request of The Brickman
Group, Ltd.

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