Document:

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                                                                   EXHIBIT 10.11

                                 LEASE AGREEMENT

        AGREEMENT of Lease, made on the 23rd day of May 2000 BY AND BETWEEN

        55 MADISON ASSOCIATES, LLC, a New Jersey Limited Liability Company, c/o
        Alexander Summer, L.L.C., having its principal office at East 80 Route
        4, Paramus, New Jersey, hereinafter referred to as "Landlord"

AND     FIBERTECH & WIRELESS INC.
        having its principal office at
        161 Fairmount Avenue
        Chatham, New Jersey 07928
        hereinafter referred to as "Tenant"

                                   WITNESSETH:

    That the Landlord does hereby lease to the Tenant and the Tenant does hereby
rent from the Landlord for the term and upon the rentals and other conditions
hereinafter specified, the premises, located on the realty more fully described
on Exhibit A hereof (subject to conditions of title shown on Exhibit A),
situated at 55 Madison Avenue, in the Town of Morristown, New Jersey, County of
Morris, and State of New Jersey.

                          SUMMARY PAGES OF LEASE AGREEMENT

        Name and Address of Landlord:

        55 Madison Associates, LLC
        c/o Alexander Summer, L.L.C.
        East 80 Route 4
        Paramus, New Jersey 07652

        Name and Address of Tenant:

                            FIBERTECH & WIRELESS INC.
        161 Fairmount Avenue
        Chatham, New Jersey 07928

Description of Premises:

    Portion of third floor of premises known as "55 Madison Avenue, Morristown,
New Jersey 07960" comprising approximately 5,237 rentable square feet on the
third floor which includes a share of the common area.

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Term of Lease:

        Number of Years:  Five (5) years
        Commencing        :    June 1, 2000
        Terminating       :    May 31, 2005

Fixed or Base Rental:

        Annual Rental     :    $146,636.00       (plus Tenant Electric which
                                                 is sub metered)

        Monthly Rental    :    $12,219.67        (plus Tenant Electric which
                                                 is sub metered)

        Term Rental       :    $733,180.00       (plus Tenant Electric which
                                                 is sub metered)

Tenant Percentage Share:  6.06%

Base Year: For Operating Cost Escalation, Fuel, Water and Electric Cost
Escalation and Tax Escalation: 2000

Tenant's SIC Code:             7379

Security Deposit:              Three (3) months rent equalling $36,659.00

Parking Spaces:                Twenty-one (21) spaces of which five (5) are
                               designated spaces (based upon a ratio of four
                               (4) per 1,000 square feet of rentable space of
                               which 25% are designated spaces)

Notices:

To Landlord:           55 Madison Associates, LLC
                       c/o Alexander Summer, L.L.C.
                       East 80 Route 4
                       Paramus, New Jersey 07652

To Tenant:             Fibertech & Wireless Inc.
                       161 Fairmount Avenue
                       Chatham, New Jersey 07928
                       Attn. A. Dale Mayo

With Copy to:          John J. Delaney, Jn., Esq.
                       Cooper, Rose & Longford
                       480 Morris Avenue
                       Summit, NJ 07901-1527

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Brokers:                Alexander Summer, L.L.C.
                        ReMax (Chatham Office)

Use by Tenant:          General Office

Tenant Work Allowance: Landlord shall provide Tenant with an allowance of $2.00
per square foot to be applied against Tenant's cost of painting and carpeting
the Demised Premises. The paint and carpet color and type shall be subject to
Landlord's approval. Any cost in excess of the $2.00 allowance shall be borne
solely by the Tenant. Landlord shall have the right to have its property
management employees inspect the paint and carpet work to insure that it
complies with Building Standard.

Right of First Offer: In the event Landlord determines to rent the adjoining
office unit comprising approximately 4,180 rentable square feet, Landlord shall
first offer said space to Tenant on such terms as Landlord may determine in its
sole discretion. In the event Tenant does not accept said Offer in writing
within ten (10) business days from the date Landlord makes said offer, then this
right of first offer shall terminate, Tenant shall have no further rights to the
adjoining office unit and Landlord may offer said space to third parties free
and clear of this right of first offer.

Renewal Option:

    1. Provided that Tenant exercises and completes the Initial Term, Tenant
shall have the option to renew this Lease for one additional term of five (5)
years (the "Renewal Term"), which Renewal Term shall commence upon the
expiration of the Initial Term of this Lease (the "Initial Term"). All of the
terms, covenants and conditions of this Lease shall govern the Renewal Term,
except as otherwise specifically set forth hereinafter or if inapplicable
thereto. The base rent for the Renewal Term shall be based on the

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greater of $34.00 per square foot or the market rent as hereinafter
determined.

    Tenant's option to renew, as provided in subparagraph 1 above, shall be
conditioned upon and subject to each of the following:

    A. Tenant shall notify Landlord in writing of its exercise of its option to
renew at least seven (7) months, but not more than twelve (12) months, prior to
the expiration of the Initial Term;

    B. At the time Landlord receives Tenant's notice as provided in (A) above,
Tenant shall not be in default under the terms or provisions of this Lease
beyond the applicable grace period for the cure thereof. Default as used herein
shall mean default in payment of rent or additional rent or material breach of
the Lease.

    C. This option to renew shall be deemed personal to the Tenant and may not
be assigned, except to an assignee under an assignment made pursuant to the
provisions of this Lease.

    D. Landlord shall have no obligation to do any work or perform any services
for the Renewal Term with respect to the demised premises which Tenant agrees to
accept in its then "As Is" condition.

    E. Base year for passthroughs during the renewal term shall be 2005.

    "Market Rent" shall mean the fair market rent for the demised premises for
the Renewal Term, determined as of the date of 180 days prior to the expiration
of the Initial Term (the "Determination Date"), based upon the rents generally
in effect for

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comparable office space in Morris County, New Jersey. Market rent (for the
purpose of determining the fixed rent only during the Renewal Term) shall be
determined on what is commonly known as the "gross" basis; that is, in computing
Market Rent it shall be assumed that all real estate taxes and customary
services are included in the market rent. Notwithstanding the foregoing, the
base rent for the Renewal Term shall be thereafter increased from time to time
as provided in this Lease, and the base year for tax and operating expenses
increases, tax base and base operating expenses for the Renewal Term shall all
be deemed redefined as and recomputed on the basis of the last calendar year of
the Initial Term of this Lease.

    Landlord shall notify Tenant ("Landlord's Determination Notice") of
Landlord's determination of the Market Rent not later than 60 days after the
Determination Date. If Tenant disagrees with Landlord's determination, Tenant
shall notify Landlord ("Tenant's Notice of Disagreement") within 15 days of
receipt of Landlord's Determination Notice. Time shall be of the essence with
respect to Tenant's Notice of Disagreement, and the failure of Tenant to give
notice within the time period set forth above shall conclusively be deemed an
acceptance by Tenant of the Market Rent as determined by Landlord and a waiver
by Tenant of any right to dispute such Market Rent. If Tenant timely gives its
Tenant's Notice of Disagreement, then the Market Rent shall be determined as
follows: Landlord and Tenant shall, within 30 days of the date on which Tenant's
Notice of Disagreement was given, each appoint an Appraiser for the purpose of
determining the Market Rent. An "Appraiser" shall mean a duly qualified
impartial real estate appraiser who is a member of the American Institute of
Real Estate Appraisers and who has at least 10 years experience in appraising
properties in Northern New Jersey. In the event that the two

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Appraisers so appointed fail to agree as to the Market Rent within a period of
30 days after the appointment of the second Appraiser, such two Appraisers shall
forthwith appoint a third Appraiser who shall make a determination within 30
days thereafter. If such two Appraisers fail to agree upon such third Appraiser
within 10 days following the last 30 day period, such third Appraiser shall be
appointed by the Morris County Assignment Judge of the New Jersey Superior
Court. Such two Appraisers or three Appraisers, as the case may be, shall
proceed with all reasonable dispatch to determine the Market Rent. The decision
of such Appraisers shall be final; such decision shall be in writing and a copy
shall be delivered simultaneously to Landlord and Tenant. If such Appraisers
fail to deliver their decision as set forth above prior to the commencement of
the Renewal Term, Tenant shall pay Landlord the base rent based on $34.00 per
square foot and tax expense increases at the rate as of the last day of the
Initial Term, until such decision is so delivered. Once the Market Rent is
ascertained, the rent will be adjusted retroactive to the Commencement Date of
the Renewal Term and, if there is a rent shortfall, Tenant shall pay to Landlord
the difference between the rent actually paid and the rent determined hereunder
from the commencement of the Renewal Term. Landlord and Tenant shall each be
responsible for and shall pay the fee of the Appraiser appointed by them
respectively, and Landlord and Tenant shall share equally the fee of the third
Appraiser.

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Tenant Takes Space "As Is". Tenant leases the premises in its "as is"
condition as of the Commencement Date of the Lease without any representations
or warranties from Landlord.

THE ABOVE LETTING IS UPON THE ABOVE TERMS AS WELL AS THE FOLLOWING TERMS AND
CONDITIONS:

SECTION 1.   TERM.

    The term of the within Lease Agreement shall be for five (5) years,
commencing on June 1, 2000 ("Commencement Date") and terminating on May 31,
2005. See Summary Pages.

SECTION 2.   RENTAL.

    Tenant covenants and agrees to make payment to the Landlord as rent for and
during the term hereof without further demand therefor the fixed or base rent as
shown above, in monthly payments as shown above on the first day of each month
of the lease term, in advance.

SECTION 3.   USE AND OCCUPANCY.

    Tenant shall use and occupy the Premises as a general office for the
business of the Tenant named above and for no other purpose. See Summary
Pages.

SECTION 4.   COVENANT TO PAY RENT.

    Tenant shall pay the base rent, and any additional rent as hereinafter
provided, to Landlord at Landlord's above-stated address, or at such other place
as Landlord may designate in

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writing, without demand and without counterclaim, deduction or setoff.

SECTION 5.   CARE AND REPAIR OF PREMISES.

    Tenant shall commit no act of waste and shall take good care of the Premises
and the fixtures and appurtenances therein, and shall, in the use and occupancy
of the Premises, conform to all laws, orders and regulations of the federal,
state, county and municipal governments or any of their departments. Landlord
shall make all necessary repairs to the Premises, except where a repair has been
made necessary by misuse or neglect by Tenant or Tenant's agents, servants,
visitors or licensees not covered by insurance. All improvements made by Tenant
to the Premises, which are so attached to the Premises that they cannot be
removed without material injury to the Premises shall become the property of
Landlord upon installation. Not later than the last day of the term, Tenant
shall, at Tenant's expense, remove all of Tenant's personal property and, at
Tenant's option, those improvements made by Tenant which have not become the
property of Landlord, including trade fixtures, cabinet work, movable paneling,
partitions and the like; repair all injury done by or in connection with the
installation or removal of said property and improvements; and surrender the
Premises in as good condition as they were at the beginning of the term,
reasonable wear and damage by fire, the elements, casualty, or other cause not
due to the misuse or neglect by Tenant, Tenant's agents, servants, visitors or
licensees, excepted. Tenant need not be responsible for damage covered by
Landlord's insurance. All other property of Tenant remaining on the Premises
after the last day of the term of this Lease shall be conclusively deemed
abandoned and may be removed by Landlord, and Tenant shall reimburse Landlord
for the cost of such removal.

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Landlord may have any such property stored at Tenant's risk and expense.

Section 6.   ALTERATIONS, ADDITIONS OR IMPROVEMENTS.

    After the original improvements have been installed by Tenant per Plans and
Specs (see Summary Pages), Tenant shall have the right to make any non-
structural alterations, improvements and additions to the Premises at Tenant's
sole cost and expense, provided:

    (a) Plans have been submitted to and approved in advance by Landlord, which
approval shall not be unreasonably withheld or delayed.

    (b) All contractors and subcontractors have been approved in advance by
Landlord, which approval shall not be unreasonably withheld or delayed.

    (c) Prior to the commencement of each proposed alteration, addition or
improvement, Tenant shall furnish to Landlord Certificate of Workers'
Compensation Insurance covering all men to be employed in connection with said
alterations, additions or improvements, including those to be employed by all
contractors and subcontractors and of comprehensive public liability insurance
(including property damage) in which Landlord and its agents shall be named as
parties insured, which coverage shall be maintained by Tenant until completion
of all such work and which shall be in an amount of not less than One Million
($1,000,000.00) Dollars for Personal Injury, and One Million ($1,000,000.00)
Dollars for Property Damage; and

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    (d) All materials and equipment to be incorporated in the Premises as part
of said alterations, additions or improvements be new and first quality; and

    (e) No such materials, equipment or work performed shall be subject to any
lien or encumbrance;

    (f) All work shall comply fully with all applicable laws, ordinances and
regulations;

    (g) All work shall be performed so as to insure proper maintenance of good
and harmonious labor relationships.

SECTION 7.   ACTIVITIES INCREASING FIRE INSURANCE RATES.

    Tenant shall not do or suffer anything to be done on the Premises which will
increase the rate of fire insurance on the Building. If as a result of Tenant's
operation, insurance rates increase, Tenant shall pay as additional rent such
increased insurance cost to Landlord.

SECTION 8.   ABANDONMENT.

    Tenant shall not, without first obtaining the written consent of the
Landlord, abandon the Premises, or allow the Premises to become vacant or
deserted for a period of more than forty-five (45) days.

SECTION 9.   ASSIGNMENT OR SUBLEASE.

    Tenant may not assign the within Lease or sublet the Premises except in
compliance with the following requirements:

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    ASSIGNMENT

    A. In the event that the Tenant desires to assign the Lease and Premises to
any other party, all the terms and conditions of such assignment, including any
consideration to Tenant, and the proposed form of assignment and identity of all
parties, shall be communicated to the Landlord in writing not less than thirty
(30) days prior to the effective date of any such assignment, and, the Landlord
shall have the option, exercisable in writing to the Tenant, within fifteen (15)
days after receipt of such communication, to recapture the within Lease and
either (1) have such prospective assignee then become the sole Tenant of
Landlord under the Assignment; or (2) not accept the proposed assignment.
Assignment, as used herein shall mean an assignment of the Lease for the balance
of the term for the entire space.

    B. In the event that the Landlord elects not to recapture the Lease as
hereinabove provided, the Tenant may nevertheless assign this Lease, subject to
the Landlord's written consent, upon fulfillment of the following terms and
conditions:

       (1)     The Tenant shall provide to the Landlord the name and address of
               the assignee.

       (2)     The assignee shall assume by written instrument, all of the
               obligations of this Lease, and a copy of such assumption
               agreement shall be furnished to the Landlord within ten (10) days
               of its execution.

       (3)     The Tenant and each assignee shall be and remain liable for the
               observance of all of the covenants and provisions of this Lease,
               including, but not

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               limited to the payment of rent reserved herein, through the
               entire term of this Lease.

       (4)     Tenant shall hold Landlord harmless from any claims for brokers'
               commissions in connection with the assignment.

    SUBLET

    If the Tenant wishes to enter into a sublease for a part of the premises or
for all of the premises for a part of the balance of the term, it shall first
obtain the written consent of the Landlord. The Tenant shall provide the
Landlord with a copy of the proposed sublease and all other documents required
by the Landlord. Landlord will have the absolute right to receive as a condition
to its consent to subletting, 100% of the excess of the sublet rent over the
rent being paid by Tenant under this Lease less Tenant's marketing expenses to
secure such subletting prorated over the term of the sublease for the sublet
portion of the premises.

    Notwithstanding anything hereinabove to the contrary, Tenant shall have the
right to assign the entire premises or sublet all or part of said premises to a
third party. Said assignment or subletting shall be in accordance with the above
terms and conditions and shall require the Landlord's prior written consent not
to be unreasonably withheld or delayed. Tenant shall continue to be liable under
the terms and conditions for the performance of all of the Lease Terms.

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SECTION 10.   COMPLIANCE WITH RULES AND REGULATIONS.

    Tenant shall observe and comply with the rules and regulations hereinafter
set forth in Exhibit B which are made a part hereto and with such further
reasonable rules and regulations as Landlord may prescribe provided such rules
and regulations shall apply to all office Tenants at the Building, excluding the
bank Tenant, on written notice to the Tenant, for the safety, care and
cleanliness of the Building and the comfort, quiet, and convenience of other
occupants of the Building. Tenant shall not place a load upon any floor of the
Premises exceeding the floor load of 50 pounds per square foot area which it was
designed to carry and which is allowed by law. Landlord reserves the right to
prescribe the weight and position of all safes, heavy business machines and
mechanical equipment. Such installations shall be placed and maintained by
Tenant, at Tenant's expense, in settings sufficient, in Landlord's judgment, to
absorb and prevent vibration, noise and annoyance.

SECTION 11.   DAMAGES TO BUILDING.

    A. If the Building is damaged by fire or any other cause to such extent that
the cost of restoration, as reasonably estimated by Landlord, will equal or
exceed twenty-five (25%) percent of the replacement value of the Building
(exclusive of foundations) just prior to the occurrence of the damage, then,
Landlord may give Tenant a notice of election to terminate this Lease. In such
event, this Lease shall be deemed to terminate on the thirtieth (30th) day after
the giving of said notice, and Tenant shall surrender possession of the Premises
within a reasonable time thereafter, and the base rent, and any additional rent,
shall be apportioned as of the date of said damage and any base or

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additional rent paid for any period beyond said date shall be repaid to Tenant.
If the cost of restoration as estimated by Landlord shall amount to less than
twenty-five (25%) percent of said replacement value of the Building, or if,
despite the cost, Landlord does not elect to terminate this Lease, Landlord
shall restore the Building and the Premises with reasonable promptness, subject
to delays beyond Landlord's control, and delays in the making of insurance
adjustments between Landlord and the insurance carrier, and Tenant shall have no
right to terminate this Lease. Landlord need not restore fixtures and
improvements owned by Tenant nor improvements installed by Tenant unless such
fixtures and improvements have become part of the Building and are owned by the
Landlord. Except as provided herein, there shall be no abatement of rent in the
event of a fire or other casualty.

    B. In the event that 25 percent (25%) of the demised premises is destroyed,
either party may cancel this Lease by written notice to the other. To the extent
that the Premises or part thereof, is or are untenantable as a result of a fire
or other casualty, the rent shall be abated during such period.

SECTION 12.   INSURANCE.

    Tenant, at Tenant's own cost and expense shall maintain insurance protecting
and indemnifying the Landlord, Landlord's Managing Agent and Tenant against any
and all claims for injury or damage to persons or property or for the loss of
life or of property occurring upon, in or about the Premises, and resulting from
acts or omissions by Tenant, its employees, agents, contractors, customers, and
invitees; such insurance to afford minimum protection during the term of this
Lease of not less than $1,000,000.00 in respect of bodily injury or death to any
one

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person and not less than $1,000,000.00 in respect of any one occurrence or
accident, and not less than $500,000. 00 for property damage.

    All such insurance shall be effected under valid and enforceable policies
and shall contain a provision whereby the insurer agrees not to cancel the
insurance without 20-days' prior written notice to Landlord and Landlord's
Managing Agent. Landlord and Landlord's Managing Agent shall receive copies of
all policies and endorsements prior to or as soon as possible after the
effective date of same, provided the Landlord receives insurance certificates
for the interim.

    The Tenant agrees to and shall hold and save harmless and indemnify the
Landlord and Landlord's Managing Agent from and for any and all payments,
expenses, costs, attorney's fees and from and for any and all claims and
liability for losses or damage to property or injuries to persons occasioned
wholly or in part by or resulting from any acts or omissions by the Tenant or
the Tenant's agents, employees, guests, licensees, invitees, subtenants,
assignees or successors, or for any cause or reason whatsoever arising out of or
by reason of the occupancy by the Tenant and the conduct of the Tenant's
business. The foregoing indemnity shall not extend to loss or damage to the
extent covered by the Landlord's hazard insurance coverage.

SECTION 13.   WAIVERS OF SUBROGATION.

    Each insurance policy carried by Landlord insuring the Premises against loss
by fire and causes covered by standard extended coverage, and each insurance
policy carried by Tenant and insuring the Premises and its fixtures and contents
against loss by

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fire, water and causes covered by standard extended coverage, shall be written
in a manner so as to provide that the insurance company waives all right of
recovery by way of subrogation against Landlord or Tenant in connection with any
loss or damage covered by such policy. Neither party shall be liable to the
other for any loss or damage caused by fire, water or any of the risks
encountered in standard extended coverage insurance, provided such insurance was
obtainable at the time of such loss or damage. However, if such insurance
policies cannot be obtained, or are obtainable only by the payment of an
additional premium charge above that charged by companies carrying such
insurance without such waiver of subrogation, the party undertaking to carry
such insurance shall have a period of ten (10) days after the giving of such
notice either to: (a) place such insurance in companies which are reasonably
satisfactory to the other party and will carry such insurance with waiver of
such subrogation, or (b) agree to pay such additional premium if such policy is
obtainable at additional cost; and if neither (a) nor (b) is done, this Section
shall be null and void for so long as either such insurance cannot be obtained
or the party in whose favor a waiver of subrogation is desired shall refuse to
pay the additional premium charge. If the release of either Tenant or Landlord,
as set forth in the second sentence of this Section, shall contravene any law
with respect to exculpatory agreements, the liability of the party in question
shall be deemed not released, but shall be deemed secondary to the latter's
insurer. Nothing herein contained shall be construed to vary the force and
effect of any provisions specifically limiting Landlord's liability as contained
in this Lease.

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SECTION 14.   EMINENT DOMAIN.

    If Tenant's use of the Premises is materially affected due to the taking by
eminent domain of the Premises or any material part thereof or any estate
therein, or those parts of the parking specifically reserved to Tenant (unless
Landlord provides Tenant with equivalent substitute parking), then, in either
event, this Lease shall terminate on the date when title vests pursuant to such
taking. The rent, and any additional rent, shall be apportioned as of said
termination date and any base or additional rent paid for any period beyond said
date shall be repaid to Tenant. Tenant shall not be entitled to any part of the
award for such taking or any payment in lieu thereof, but Tenant may file a
claim for any taking of fixtures and improvements owned by Tenant which have not
become the Landlord's property, and for moving expenses. In the event of a
non-material partial taking which does not effect a termination of this Lease,
but does deprive Tenant of the use of a portion of the Premises, there shall be
an equitable reduction of the basic rent, and an equitable adjustment of the
Base Costs depending on the period for which and the extent to which the
Premises so taken are not reasonably usable for the purpose for which they are
leased hereunder.

SECTION 15.   INSOLVENCY OF TENANT.

    Either (a) the appointment of a trustee, receiver or liquidator to take
possession of all or substantially all of the assets of Tenant, or (b) a general
assignment by Tenant for the benefit of creditors, or (c) any action taken or
suffered by Tenant under any insolvency or bankruptcy act, shall constitute a
default of this Lease by Tenant, and Landlord may terminate this Lease
forthwith, and upon notice of such termination, Tenant's right to

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possession of the Premises shall cease, and Tenant shall remain liable as
hereinafter provided in Section 16. Notwithstanding the foregoing, Tenant will
have sixty (60) days to dismiss any action taken against it and if such action
is dismissed within said period, the Tenant will not be in default.

SECTION 16.   LANDLORD'S REMEDIES ON DEFAULT.

    If Tenant defaults in the payment of rent, or additional rent, or defaults
in the performance of any of the other covenants or conditions hereof, Landlord
may, in addition to any other rights available to Landlord under the law
including but not limited to summary dispossess actions, give Tenant notice of
such default, and if Tenant does not cure any rent, or additional rent, default
within ten (10) days, after the giving of such notice (or if such other default
is of such nature that it cannot be completely cured within such period, if
Tenant does not commence such curing within such ten (10) days and thereafter
proceed with reasonable diligence and in good faith to cure such default), then
Landlord may terminate this Lease on not less than twenty (20) days notice to
Tenant, and on the date specified in said notice, Tenant's right to possession
of the premises shall cease, and Tenant shall then quit and surrender the
Premises to Landlord, but Tenant shall remain liable as hereinafter provided.
Non-payment of rent as used herein includes non-payment of additional rent
items. If this Lease shall have been so terminated by Landlord, Landlord may, at
any time thereafter, resume possession of the Premises by any lawful means and
remove Tenant or other occupants and their effects.

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SECTION 17. DEFICIENCY

         In any case where Landlord has recovered possession of the Premises by
reason of Tenant's default, Landlord may, at Landlord's option, occupy the
Premises or cause the Premises to be redecorated, altered, divided, consolidated
with other adjoining premises, or otherwise changed or prepared for reletting,
and may relet, the Premises or any part thereof as agent of tenant or otherwise,
for a term or terms to expire prior to, at the same time as, or subsequent to,
the original expiration date of this Lease, at Landlord's option, and receive
the rent therefor. Rent so received shall be applied first to the payment of
such expenses as Landlord may have incurred in connection with the recovery of
possession, redecorating, altering, dividing, consolidating with other adjoining
premises, or otherwise changing or preparing for reletting, and the reletting,
including brokerage and reasonable attorney's fees, and then to the payment of
damages in amounts equal to the rent hereunder and to the costs and expenses of
performance of the other covenants of Tenant as herein provided. Tenant agrees,
in any such case, whether or not Landlord has relet, to pay to the Landlord
damages equal to the base and additional rent and other sums herein agreed to be
paid by Tenant, less the net proceeds of the reletting, if any, as ascertained
from time to time, and the same shall be payable by Tenant on the several rent
days above specified. Tenant shall not be entitled to any surplus accruing as a
result of any such reletting. In reletting the Premises as aforesaid, Landlord
may grant rent concessions, and Tenant shall not be credited therewith. No such
reletting shall constitute a surrender and acceptance or be deemed evidence
thereof. If Landlord elects, pursuant hereto, actually to occupy and use the
Premises or any part thereof during any part of the balance of the term as
originally fixed or since extended, there

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shall be allowed against Tenant's obligation for rent or damages as herein
defined, during the period of Landlord's occupancy, the reasonable value of such
occupancy, not to exceed in any event the basic and additional rent herein
reserved and such occupancy shall not be construed as a release of Tenant's
liability hereunder.

    Alternatively, in any case whether Landlord has recovered possession of the
Premises by reason of Tenant's default and has not relet the Premises or elected
to use the Premises in accordance with the preceding paragraph, Landlord may, at
Landlord's option, and at any time thereafter, and without notice or other
action by Landlord, and without prejudice to any other rights or remedies
Landlord may have hereunder or at law or equity, become entitled to recover from
Tenant, as damages for such breach, in addition to such other sums herein agreed
to be paid by Tenant, to the day of re-entry, expiration and/or dispossess an
amount equal to the excess, if any, of the rent and additional rents reserved in
this Lease from the date of such default to the date of expiration of the then
term demised over the then fair and reasonable rental value of the Premises for
the same period. Said damages shall become due and payable to Landlord
immediately upon such breach of this Lease and without regard to whether this
Lease be terminated or not, and if this lease be terminated, without regard to
the manner in which it is terminated. In the computation of such damages, the
difference between any installments of rent (base and additional) thereafter
becoming due and the fair and reasonable rental value of the Premises for the
period for which such installment was payable shall be discounted to the date of
such default at the rate of not more then ten (10%) percent per annum.

                                       20

<PAGE>
    Tenant hereby waives all right of redemption to which Tenant or any person
claiming under Tenant might be entitled by any law now or hereafter in force.

    Landlord's remedies hereunder are in addition to any remedy allowed by law.
Landlord reserves the right of re-entry in the event of any breach of Tenant of
any provisions of the Lease. Nothing contained herein will excuse the Landlord
from exercising reasonable efforts to attempt to mitigate damages.

SECTION 18.   NO WAIVER OF COVENANTS OR CONDITIONS.

    The failure of either party to insist on strict performance of any covenant
or condition hereof, or to exercise any option herein contained, shall not be
construed as a waiver of such covenant or condition or option in any other
instance. This Lease cannot be changed or terminated orally.

SECTION 19.   SUBORDINATION OF LEASE.

    This Lease shall be subject and subordinate to existing mortgages and to any
future mortgages, which may now or hereafter affect the real property to which
the Premises form a part, and also to all renewals, modifications,
consolidations, and replacements of said mortgages. Although no instrument or
act on the part of the Tenant shall be necessary to effectuate such
subordination, Tenant will, nevertheless, execute and deliver such further
instruments confirming such subordination of this Lease as may be desired by the
holders of said mortgages. If Tenant refuses to sign, such refusal shall be a
substantial breach of this Lease and shall entitle Landlord to cancel this
Lease. Tenant agrees to

                                       21

<PAGE>
attorn to any Mortgagee in possession, if and when required under the Mortgage
and other security documents and the law.

SECTION 20   ADVANCE RENT AND SECURITY DEPOSIT.

    A. Tenant shall pay upon execution hereof the first month's rent due to be
paid hereunder in advance, together with the security deposit shown on the
Summary Page.

    B. The Tenant has this day deposited with the Landlord the sum shown above
as security for the payment of the rent hereunder and the full and faithful
performance by the Tenant of the covenants and conditions on the part of the
Tenant to be performed. Said sum shall be returned to the Tenant, without
interest, after the expiration of the term hereof, provided that the Tenant has
fully and faithfully performed all such covenants and conditions and is not in
arrears in rent. During the term hereof, the Landlord may, if the Landlord so
elects, have recourse to such security, to make good any default by the Tenant,
in which event the Tenant shall, on demand, promptly restore said security to
its original amount. Liability to repay said security to the Tenant shall run
with the reversion of title to said premises, whether any change in ownership
thereof be by voluntary alienation or as the result of judicial sale,
foreclosure or other proceedings or the exercise of a right of taking or entry
by any mortgagee. The Landlord shall assign or transfer said security, for the
benefit of the Tenant, to any subsequent owner or holder of the reversion of
title to said premises, in which case the assignee shall become liable for the
repayment thereof as herein provided, and the assignor shall be deemed to be
released by the Tenant from all liability to return such security. This
provision shall be applicable to every alienation or change in title and shall
in no

                                       22

<PAGE>
way be deemed to permit the Landlord to retain the security after termination of
the Landlord's ownership of the reversion of title. The Tenant shall not
mortgage, encumber or assign said security without the written consent of the
Landlord.

SECTION 21.   RIGHT TO CURE TENANT'S BREACH.

    If Tenant breaches any covenant or condition of this Lease, Landlord may, on
reasonable notice to Tenant (except that no notice need be given in case of
emergency), cure such breach at the expense of Tenant and the reasonable amount
of all expenses, including attorney's fees, incurred by Landlord in so doing
(whether paid by Landlord or not) shall be deemed additional rent payable on
demand.

SECTION 22.   MECHANIC'S LIENS.

    With regard to any work ordered by Tenant, Tenant shall, within fifteen (15)
days after notice from Landlord, discharge or satisfy by bonding or otherwise,
any mechanic's liens for materials or labor claimed to have been furnished to
the Premises on Tenant's behalf.

SECTION 23.   NOTICES.

    Any notice by either party to the other shall be in writing and shall be
deemed to have been duly given upon receipt or refusal only if sent by
registered mail or certified mail, return receipt requested, in a postpaid
envelope addressed or hand delivered, if to Tenant, at Tenant's address as set
forth above and if to Landlord, at Landlord's address as set forth above; or, to
either

                                       23

<PAGE>
at such other address as Tenant or Landlord, respectively, may designate in
writing.

SECTION 24.   RIGHT TO INSPECT AND REPAIR.

    Landlord may enter the Premises but shall not be obligated to do so (except
as required by any specific provision of this Lease) at any reasonable time on
reasonable notice to Tenant, provided that the time of such planned inspection
does not interfere with the Tenant's business operations (except that no notice
need be given in case of emergency) for the purpose of inspection or the making
of such repairs, replacement, or additions, in, to, on and about the Premises or
the Building, as Landlord deems necessary or desirable. Tenant shall have no
claims or cause of action against Landlord by reason thereof. In no event shall
Tenant have any claims against Landlord for interruption to Tenant's business,
arising from such entry.

SECTION 25.   INTERRUPTION OF SERVICES OR USE.

    Interruption or curtailment of any service maintained in the Building, if
caused by strikes, mechanical difficulties, government pre-emption in connection
with a national emergency, conditions of supply and demand affected by any
governmental emergency or any causes beyond Landlord's control whether similar
or dissimilar to those enumerated shall not entitle Tenant to any claim against
Landlord including claims for resulting damages and specifically including
damage to computers or to any abatement in rent; and shall not constitute
constructive or partial eviction.

                                       24

<PAGE>

 SECTION 26. CONDITIONS OF LANDLORD'S LIABITLITY.

    Tenant shall not be entitled to claim a constructive eviction from the
Premises unless Tenant shall have first notified Landlord in writing of the
condition or conditions giving rise thereto, and, if the complaints be
justified, unless Landlord shall have failed within a reasonable time, given the
nature of the condition and the relevant circumstances, after receipt of such
notice to remedy, or commence and proceed with due diligence or remedy such
condition or conditions.

SECTION 27.  RIGHT TO SHOW PREMISES.

    Landlord may show the Premises to prospective purchasers and mortgagees,
and, during the twelve (12) months prior to termination of this Lease, to
prospective tenants, during business hours, on reasonable notice to Tenant.

SECTION 28.   NO OTHER REPRESENTATIONS.

    No representations or promises shall be binding on the parties hereto except
those representations and promises contained herein or in some future writing
signed by the party making such representation(s) or promise(s).

SECTION 29. QUIET ENJQYMENT.

    Landlord covenants that if, shall so long as, Tenant pays the rent, and any
additional rent as herein provided, and performs the covenants hereof, Tenant
shall peaceably and quietly have, hold and enjoy the Premises for the term
herein mentioned.

                                       25

<PAGE>

SECTION 30.   ESTOPPEL.

    Tenant shall, from time to time, on not less than ten (10) days prior
written notice by Landlord, execute, or acknowledge and deliver to Landlord a
written statement certifying if true that the Lease is unmodified and in full
force and effect, or that the Lease is in full force and effect as modified and
listing the instruments of modification; the date to which the rents and charges
have been paid; and, whether or not, to the best of Tenant's knowledge, Landlord
is in default hereunder, and if so, specifying the nature of the default. Tenant
shall have the right to request a similar statement from Landlord at any time.
It is intended that any such statement delivered pursuant to this Section may be
relied on by a prospective purchaser of Landlord's interest or mortgagee of
Landlord's interest or assignee of any mortgage of Landlord's interest in the
Building.

SECTION 31.   HOLDOVER TENANCY.

    If Tenant holds possession of the Premises after the term of this Lease,
Tenant shall thereupon be deemed a tenant from month to month under the
provisions of this Lease, however, at a rent equal to 200% of the Base Rent set
forth in the Lease.

SECTION 32.   TENANT'S WORK ALLOWANCE

    Tenant shall be provided a Work allowance in lieu of any Landlord's Work in
the Premises, as specified on the Summary Pages.

                                       26

<PAGE>
SECTION 33.   SERVICES TO BE PROVIDED BY LANDLORD.

    (A) Landlord agrees to furnish the particular services, set forth on Exhibit
C attached hereto and made part hereof, and subject to the conditions therein
stated. Except as set forth in said Exhibit C, Tenant shall pay the cost of all
other services required by Tenant. Notwithstanding the requirements of said
Exhibit C, and except for Landlord's acts of gross negligence or wrongful,
wilful misconduct, Landlord shall not be liable for failure to furnish any of
the foregoing when such failure is caused by conditions beyond the control of
Landlord, including but not limited to acts of God, accidents, repairs or
strikes, such failure shall not constitute an eviction. Landlord shall not be
liable, under any circumstances, for loss of, or injury to, property, however
occurring, through or in connection with or incidental to the furnishing of or
failure to furnish any of the services required by said Exhibit C, or for any
interruption to Tenant's business, however occurring.

    (B) Landlord's Standard Electric Service (excluding Tenant's electric
service shown in Paragraph 34) shall, unless otherwise provided by agreement in
writing between the parties, include the electrical current for usual building
requirements, including elevator, lighting of halls, lobbies, rest rooms and
exterior, heating, ventilating and air-conditioning systems for the Premises and
the Building, from 8:00 a.m. to 5:00 p.m. on every day, Monday through Friday,
but excluding only those holidays set forth on Exhibit D attached hereto and at
additional cost to Tenant, at other times, provided, with respect to additional
service, Tenant shall notify and request the same twenty-four (24) hours in
advance. Request by Tenant for overtime HVAC during the week or on the week-end
are made through the building's superintendent in

                                       27

<PAGE>
advance, the cost of such overtime HVAC to be assessed at $60.00 per hour.

SECTION 34.   TENANT ELECTRICITY.

    (A) Tenant shall pay to Landlord as additional rent for Tenant Electricity
Service the amounts calculated by sub-metering done for the Demised Premises
either monthly in advance (if Landlord estimates) or monthly in arrears pursuant
to sub- or master-meter reading. If the Demised Premises cannot be sub- or
master-metered, the Landlord agrees that it will have a professional survey done
to determine the electric usage and to have the rates applied therefor, and the
same will provide the basis for monthly billing to the Tenant, subject to rate
fluctuations, which will be reflected in subsequent bills. The Tenant will be
entitled to receive a copy of the survey and, if the Tenant is dissatisfied with
the survey, may obtain its own survey, and if the two surveyors fail to agree,
they will select a third surveyor, whose decision will be binding and final upon
all parties. Each party will bear their own survey costs, and the cost of the
third surveyor will be shared. The Tenant Electric Service which Tenant shall
receive and pay for consists of all electric service used within the Demised
Premises (except HVAC current) for Tenant's lighting and equipment. In no event
shall Tenant Electric Service include electrical current for any computer
installation or for any requirements needing greater than a 15-amp line.
Dedicated word processors and personal computers are permissible and shall not
be considered computer installations hereunder. All installations of electrical
fixtures, appliances and equipment within the Premises shall be subject to
Landlord's prior written approval which approval shall not be unreasonably
withheld or delayed. Landlord shall not be liable in any way to Tenant for any

                                       28

<PAGE>
failure or defect in the supply or character of electric energy furnished to the
Premises by reason of any requirement act or omission of the public utility
serving the Building with electricity or for any other reason. Tenant shall pay
for the reasonable cost to furnish and install all replacement lighting tubes,
lamps, bulbs and ballasts required in the Premises.

    (B) In the event that the utility company that furnishes electric energy to
the Landlord, for supply to the Tenant, declines to continue furnishing electric
energy to Landlord for Tenant Electric Service, Landlord reserves the right to
discontinue furnishing Tenant Electric energy to Tenant at any time, upon
reasonable notice to tenant, and from and after the effective date of such
termination, Landlord shall no longer be obligated to furnish Tenant with Tenant
Electric energy, provided, however, that such termination date may be extended
for a time reasonably necessary for Tenant to make arrangement to obtain
electric service directly from the public utility company servicing the
Building. If Landlord exercises such right of termination, this Lease shall
remain unaffected thereby and shall continue in full force and effect, except
that portion of the rent and additional rent for electric service shall abate;
and thereafter Tenant shall diligently arrange to obtain electric service
directly from the utility company servicing the Building and may utilize the
then existing electric feeders, risers and wiring serving the Premises to the
extent available and safely capable of being used for such purpose and only to
the extent of Tenant's then authorized connected loan. Landlord shall not be
obligated to pay any part of any cost required for Tenant's direct service.

                                       29

<PAGE>
SECTION 35.   ADDITIONAL RENT.

    It is expressly agreed that Tenant will pay, in addition to the Base Rent
provided in Section 2 above, additional rent to cover Tenant's proportionate
share of the increased cost to Landlord, for each of the categories enumerated
herein, over the "Base Costs" (as hereinafter defined) for said categories.

    A. Operating Cost Escalation. From and after the Base Year as same is stated
on the Summary Pages, if the Operating Costs incurred for the Building in which
the Premises are located, and Office Building Area (including parking and
landscaped and access areas), for any calendar year or proportionate part
thereof during the lease term or any renewal term shall be greater than the Base
Operating Costs then Tenant shall pay to the Landlord as additional rent its
proportionate share of all such Operating Costs in excess of Base Operating
Costs. Operating Costs shall include, by way of illustration and not of
limitation, personal property taxes, reasonable management fees actually charged
to the Owner, labor, charges for persons working at the Building for time spent
working at or on the Building (for management services), including all wages and
salaries, social security taxes, and other taxes which may be levied against
Landlord upon such wages and salaries, supplies, repairs and maintenance,
maintenance and service contracts, cost of painting, wall and window washing,
laundry and towel service, tools and equipment, fire and other insurance, cost
of electrical surveys, trash removal, lawn care, snow removal, capital
expenditures on items that reduce operating expenses amortized over the useful
life of the capital improvement or replacement, and other items properly
constituting out of pocket operating costs according to standard accounting
practices (herein collectively referred to as the "Operating Costs). Not
included in

                                       30

<PAGE>
Operating Costs, are interest, mortgage debt service, income or excess profit
taxes, costs of maintaining the Landlord's corporate existence, franchise taxes,
or office expenses, or salaries of the Landlord's executive officers, or fuel,
utility and electric cost escalation which is covered in subsection B post. As
used in this Section 35, the Base Operating Costs shall be the Operating Costs
incurred during the Base Year shown on the Summary Page (page 2) as reasonably
and fairly adjusted, however, to reflect any projections that are needed to
compensate for vacancies in the building during the Base Year or in any calendar
year during the Term (or Extended Term) -- the projection to proceed on the
premises as if at least 95% of the rentable portion of the building were in fact
occupied throughout the whole year.

    (B) Fuel, Utilities and Electric Cost Escalation (hereinafter "Utilities and
Energy"). If the Utility and Energy Costs, including any fuel surcharges or
adjustments with respect thereto, incurred for the Building in which the
Premises are located, and office Building Area, for any calendar year or
proportionate part hereof, during the lease term, shall be greater than the Base
Utility and Energy Costs (adjusted proportionately for periods less than a lease
year), then Tenant shall pay to Landlord as additional rent, its proportionate
share of all such Utility and Energy Costs including increases for Tenant
Electric Service and Standard Electric Service. As used in this Section 35, the
Base Utility and Energy Costs shall be the usage incurred for the Building
computed in the same manner as the base Operating cost described in (A) above.

    (C) Tax Escalation. If the Real Estate taxes for the Building and Office
Building Area at which the Premises are located for any calendar year, including
the first calendar year, or

                                       31
<PAGE>
proportionate part thereof, during the lease term, shall, be greater than the
Real Estate Taxes for the Base Year (adjusted proportionately for periods less
than a lease year), then Tenant shall pay to Landlord as additional rent, its
proportionate share of all such excess real estate taxes. Tenant shall also pay
to Landlord as additional rent its proportionate share of all costs and fees
including legal and appraisal fees arising from real estate tax appeals
pertaining to such excess real estate taxes.

    As used in this Section 35(C), the words and terms which follow mean and
include the following:

    (1) "Base Real Estate Taxes" shall mean the final taxes for the Base Year
assessed against the land and building (designated as Lot 004 in Block 6601 on
the current tax map of Morristown). If the Building is not fully assessed for
the Base Year or in any calendar year during the Term, the same shall be
projected as if fully assessed to determine the tax base for that year; fully
assessed shall contemplate an occupancy of 95 percent; if the projection so
determined varies from the full assessment finally determined by the taxing
authorities, the parties shall readjust the taxes for the prior period covered
by the projected base.

    (2) "Real Estate Taxes" shall mean the property taxes, special charges and
assessments imposed upon the Building and the land upon which it stands, or upon
the rent, as such payable to the Landlord. If due to a future change in the
method of taxation, any franchise, income or profit tax shall be levied against
Landlord in substitution for, or in lieu of, or in addition to, any tax which
would otherwise constitute a Real Estate Tax, such franchise, income or profit
tax shall be deemed to be Real Estate

                                       32

<PAGE>
Tax for the purpose hereof; conversely, any additional real estate tax hereafter
imposed in substitution for, or in lieu of any franchise, income or profit tax
(which is not in substitution for or in lieu of, or in addition to a Real
Estate Tax as hereinbefore provided) shall, not be deemed a Real Estate tax
for the purposes hereof; in such event, rental income from this Building will
be considered the sole source of income and a calculation to arrive at the
Tenant's share shall include all deductions for the Building.

    (D) Apportionment Partial Years. Once the base costs are established, in the
event any lease period is less than twelve (12) months, then the increased costs
for the categories listed above shall be adjusted to equal the proportion that
said period bears to twelve (12) months, and Tenant shall pay to Landlord as
additional rent for such period, an amount equal to Tenant's proportionate
share of the excess for said period over the adjusted base with respect to each
of the aforesaid categories.

    (E) Proportionate Share. Tenant's Proportionate Share of the additional
rent, as defined in Subparagraphs A, B and C hereof, shall be the Tenant
Percentage Share shown on the Summary Pages, which the parties agree is the
Tenant's share of the total additional rent items, which Proportionate Share
reflects the ratio of the gross square feet of the area rented to the Tenant as
compared with the total number of gross square feet of the rentable area of the
entire Building measured outside wall to outside wall. Landlord shall have the
right to make changes or revisions in the common areas of the Building or Office
building Area so as to provide additional leasing area.

    (F) Payment. At any time, and from time to time, after the establishment of
the Base Operating Costs for each of the

                                       33

<PAGE>
categories referred to above, Landlord shall advise the Tenant in writing of
Tenant's proportionate share with respect to each of the categories, as
estimated for the next succeeding twelve (12) month period or proportionate part
thereof if the last period prior to the Lease's termination is less than twelve
(12) months), as then known to the Landlord and thereafter. The Tenant shall pay
as additional rent, its proportionate share of these costs for the then current
period affected by such advice (as the same may be periodically revised by
Landlord as additional costs are incurred) in equal monthly installments, such
new rates being applied to any months for which the rental shall have already
been paid which are affected by the Operating Cost Escalation and/or Utility and
Energy Cost Escalation, and/or Tax Escalation Costs above referred to, as well
as the unexpired months of the current period, the adjustment for the then
expired months to be made at the payment of the next succeeding monthly rental
all subject to final adjustment at the expiration of each Lease Year as
defined in Subparagraph D hereof (or proportionate part thereof, if the last
period prior to the Lease's termination is less than twelve (12) months).

    Notwithstanding anything herein contained to the contrary, in the event the
last period prior to the Lease's termination is less than twelve (12) months,
the Base Operating Costs shall be proportionately reduced to correspond to the
duration of said final period.

    (G) Books and Records. For the protection of the Tenant, the Landlord shall
maintain books of account which shall be open to the Tenant and its
representatives, at all reasonable times so that the Tenant can determine that
such Operating, Utility and Energy and Tax costs have, in fact, been paid or
incurred. The books of account shall conclusively be presumed to be correct one

                                       34

<PAGE>
year from the day they are available for inspection by the Tenant, except for
such changes as have specifically been disputed in writing by Tenant. Any
disagreement with respect to any one or more of said charges if not
satisfactorily settled between the Landlord and the Tenant shall be referred by
either party to an independent certified public accountant to be mutually agreed
upon, and if such an accountant cannot be agreed upon, the American Arbitration
Association may be asked by either party to select an arbitrator whose decision
on the dispute will be final and binding upon both parties, who shall jointly
share any cost of such arbitration.

SECTION 36.   WAIVER OF TRIAL BY JURY.

    To the extent such waiver is permitted by law, the parties waive trial by
jury in any action or proceeding brought in connection with this Lease or the
Premises.

SECTION 37.   LATE CHARGE

    Anything in this Lease to the contrary notwithstanding, Tenant shall pay a
"Late Charge" of five (5%) percent of any installment of rent or additional rent
due, which is paid more than ten (10) business day after the due date thereof,
to cover the extra expense involved in handling delinquent payments.

SECTION 38.   HEADINGS OF LEASE SECTIONS AND SUMMARY.

    The headings which appear for the various sections set forth in the within
Lease and the Summary that appears at the beginning of the Lease are for
reference purposes only and shall

                                       35

<PAGE>
not be used in any manner whatsoever in interpreting the rights and obligations
hereunder.

SECTION 39.  APPLICABILITY TO HEIRS AND ASSIGNS.

    The provisions of this Lease shall apply to, bind and inure to the benefit
of Landlord and Tenant, and their respective heirs, successors, legal
representatives and assigns. It is understood that the term "Landlord" as used
in this Lease means only the owner, a mortgagee in possession or a term Tenant
of the Building, so that in the event of any sale of the Building or of any
lease thereof, or if a mortgagee shall take possession of the Premises, the
Landlord named herein shall be and hereby is entirely freed and relieved of all
covenants and obligations of Landlord hereunder accruing thereafter, and it
shall be deemed without further agreement that the purchaser, the term Tenant of
the Building, or the mortgagee in possession has assumed and agreed to carry out
any and all covenants and obligations of the Landlord hereunder.

SECTION 40.  LANDLORD'S LIABILITY FOR LOSS OF PROPERTY.

    Landlord shall not be liable for any loss of property from any cause
whatsoever, including but not limited to theft or burglary from the Premises and
Tenant covenants and agrees to make no claim for any such loss at any time.

SECTION 41.  BROKER.

    Tenant and Landlord represent and warrant to each other that the Broker(s)
named on the Summary Pages is (are) the sole broker(s) with whom Tenant and
Landlord have negotiated in bringing about

                                       36

<PAGE>
this Lease and Tenant and Landlord agree to indemnify and hold the other
harmless from any and all claims of other brokers arising out of or in
connection with the negotiation of or the entering into this Lease by Landlord
and Tenant, to the extent that their actions are inconsistent with the
representations and warranties made by them to the other as herein contained.
Landlord agrees to pay the broker named on the Summary Pages a commission
pursuant to separate agreement, and further does hereby indemnify and save
Tenant harmless from any and all claims that may be asserted by said Broker
against the Tenant for failure of the Landlord to comply with the terms of the
separate agreement. Tenant understands that one of the principals of Landlord is
also one of the principals of Alexander Summer, L.L.C.

SECTION 42.  PERSONAL LIABILITY.

    Notwithstanding anything to the contrary provided in this Lease, it is
specifically understood and agreed, such agreement being a primary consideration
for the execution of this Lease by Landlord, that there shall be absolutely no
personal liability on the part of the Landlord, its successors, assigns or any
mortgagee in possession (for the purposes of this Section, collectively referred
to as "Landlord"), with respect to any of the terms, covenants and conditions
of this Lease, and that Tenant shall look solely to the equity of Landlord
in the Building for the satisfaction of each and every remedy of Tenant in the
event of any breach by Landlord of any of the terms, covenants and conditions of
this Lease to be performed by Landlord, such exculpation of liability to be
absolutely and without any exceptions whatsoever.

                                       37

<PAGE>
SECTION 43.   SIGNS AND ADVERTISING.

    Tenant will not place or suffer to be placed or maintained on the exterior
of the Premises any additional sign or advertising matter, and will not place or
maintain any additional decoration, lettering or advertising matter on the glass
or other surface of any window or door or corridor wall of the Premises, without
first obtaining Landlord's written approval thereof; and Tenant further agrees
to maintain such sign, declaration, lettering, advertising matter or other thing
as may be approved in good condition and repair at all times and in compliance
with applicable law. Tenant shall have the right to have their company name and
logo placed at their internal office entrance and on the building's tenant
directory, so long as such signs conform to building standard.

SECTION 44.   DELIVERY OF POSSESSION.

    Landlord will not be responsible if he is unable to deliver possession on
the commencement date shown above. Landlord will use his best efforts to deliver
on the commencement date or as soon thereafter as possible and rent will be
abated on a daily basis until possession is delivered to Tenant. Delay in
deliver of possession will not lengthened the term of this Lease which will
terminate in any event on the termination date shown above.

SECTION 45.   ISRA COMPLIANCE.

    A. Tenant shall, at Tenant's own expense, comply with the Industrial Site
Recovery Act, N.J.S.A. 13:lK-6, et seq. and the regulations promulgated
thereunder ("ISRA"). Tenant shall, at Tenant's own expense, make all submissions
to, provide all information to, and comply with all requirements of, the Bureau
of

                                       38

<PAGE>
Industrial Site Evaluation (the "Bureau") of the New Jersey Department of
Environmental Protection ("NJDEP"). Should the Bureau or any other division of
NJDEP determine that a cleanup plan be prepared and that a cleanup be undertaken
because of spills or discharges of hazardous substances or wastes at the
premises which occur during the term of this Lease, then Tenant shall, at
Tenant's own expense, prepare and submit the required plans and financial
assurances, and carry out the approved plans. Tenant's obligations under this
paragraph shall arise if there is any closing, terminating or transferring of
operations of an industrial establishment at the premises pursuant to ISRA. At
no expense to Landlord, Tenant shall promptly provide all information requested
by Landlord for preparation of non-applicability affidavits and shall promptly
sign such affidavits when requested by Landlord. Tenant shall indemnify, defend
and save harmless Landlord from all fines, suits, procedures, claims and actions
of any kind arising out of or in any way connected with any spills or discharges
of hazardous substances or wastes at the Premises which occur during the term of
this Lease if such spills and discharges were caused by Tenant or resulted from
Tenant's operation; and from all fines, suits, procedures, claims and actions of
any kind arising out of Tenant's failure to provide all information, make all
submissions and take all actions required by the ISRA Bureau or any other
division of NJDEP. Tenant's obligations and liabilities under this paragraph
shall continue during the term of this Lease and shall survive the expiration or
earlier termination of the Lease Term. Tenant's failure to abide by the terms of
this Paragraph shall be restrainable by injunction.

    B. Tenant shall not (either with or without negligence) cause or permit the
escape, disposal or release of any biologically or chemically active or other
hazardous substances, or materials.

                                       39

<PAGE>
Tenant shall not allow the storage or use of such substances or materials in any
manner not sanctioned by law or by the highest standards prevailing in the
industry for the storage and use of such substances or materials, nor allow to
be brought into the Project any such materials or substances except to use in
the ordinary course of Tenant's business, and then only after written notice is
given to Landlord of the identity of such substances or materials. Without
limitation, hazardous substances and materials shall include those described in
the Comprehensive Environmental Response, Compensation and Liability Act of
1980, as amended, 42 U.S.C. Section 9601, et seq., the Resource Conservation and
Recovery Act, as amended, 42 U.S.C. Section 9601 et seq., any applicable state
or local laws and the regulations adopted under these Acts. If any lender or
governmental agency shall ever reasonably require testing to ascertain whether
or not there has been release of hazardous materials, then the reasonable costs
thereof shall be reimbursed by Tenant to Landlord upon demand as additional
charges if such requirement applies to the Premises, provided that any such
required testing is not in connection with a sale or refinancing of the land or
building, nor resulting from a spill, discharge or release by the Landlord or
other Tenants. In addition, Tenant shall execute affidavits, representations and
the like from time to time at Landlord's request concerning Tenant's best
knowledge and belief regarding the presence of hazardous substances or materials
on the Premises. In all events, Tenant shall indemnify Landlord in the manner
elsewhere provided in this Lease from any release of hazardous materials on the
Premises occurring while Tenant is in possession, or elsewhere if caused by
Tenant or persons acting under Tenant. The within covenants shall survive the
expiration or earlier termination of the Lease term.

                                       40

<PAGE>
    SECTION 46.   PREPAPATION OF LEASE NOT TO CONSTITUTE OFFER.

    Preparation of the within Lease and submission to the Tenant do not
constitute an offer to Lease or an option to Lease. The within document shall be
of no force and effect unless and until the same is executed by both parties,
each receives a copy from the other, and the Tenant pays to the Landlord the
appropriate security deposit and advance rents and the checks for the same have
cleared through the Landlord's account.

    IN WITNESS WHEREOF, the parties have hereunto caused these presents to be
signed by their proper corporate officers or representatives of the partnership,
as the case may be, on the day and year set forth at the heading of the within
Lease Agreement.

WITNESS:                                          55 MADISON ASSOCIATES, LLC,
                                                  a New Jersey Limited Liability
                                                  Company, Landlord

/s/ Thomas W. Ryan                                By: /s/ James Lodato
----------------------------------------          ------------------------------
THOMAS W. RYAN                                    Operating Manager

WITNESS:                                          FIBERTECH & WIRELESS INC.,
                                                  Tenant

/S/ Brett Marks                                   By: /s/ A. Dale Mayo
----------------------------------------          ------------------------------
BRETT MARKS                                       A. DALE MAYO

                                       41<PAGE>
                                                                   EXHIBIT 10.12

                               AGREEMENT OF LEASE

                          1-10 INDUSTRY ASSOCIATES, LLC

                                     (OWNER)

                                       AND

                                Access Colo, Inc.

                                    (TENANT)

<PAGE>
                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                            Page
<S>                                                               <C>
ARTICLE 1           OCCUPANCY                                                  1
ARTICLE 2           USE                                                        1
ARTICLE 3           ALTERATIONS                                                1
ARTICLE 4           REPAIRS                                                    1
ARTICLE 5           WINDOW CLEANING                                            1
ARTICLE 6           REQUIREMENTS OF LAW, FIRE INSURANCE, FLOOR LOADS           1
ARTICLE 7           SUBORDINATION                                              2
ARTICLE 8           PROPERTY - LOSS, DAMAGE, REIMBURSEMENT, INDEMNITY          2
ARTICLE 9           DESTRUCTION, FIRE AND OTHER CASUALTY                       2
ARTICLE 10          EMINENT DOMAIN                                             2
ARTICLE 11          ASSIGNMENT, MORTGAGE, ETC                                  2
ARTICLE 12          ELECTRIC CURRENT                                           2
ARTICLE 13          ACCESS TO PREMISES                                         2
ARTICLE 14          VAULT, VAULT SPACE, AREA                                   3
ARTICLE 15          OCCUPANCY                                                  3
ARTICLE 16          BANKRUPTCY                                                 3
ARTICLE 17          DEFAULT                                                    3
ARTICLE 18          REMEDIES OF OWNER AND WAIVER OF REDEMPTION                 3
ARTICLE 19          FEES AND EXPENSES                                          3
ARTICLE 20          BUILDING ALTERATION AND MANAGEMENT                         3
ARTICLE 21          NO REPRESENTATIONS BY OWNER                                3
ARTICLE 22          END OF TERM                                                4
ARTICLE 23          QUIET ENJOYMENT                                            4
ARTICLE 24          FAILURE TO GIVE POSSESSION                                 4
ARTICLE 25          NO WAIVER                                                  4
ARTICLE 26          WAIVER OF TRIAL BY JURY                                    4
ARTICLE 27          INABILITY TO PERFORM                                       4
ARTICLE 28          BILLS AND NOTICES                                          4
ARTICLE 29          WATER CHARGES                                              4
ARTICLE 30          SPRINKLERS                                                 4
</TABLE>

                                        - i -

<PAGE>

ARTICLE 31        INTENTIONALLY OMITTED                                        4
ARTICLE 32        SECURITY DEPOSIT                                             5
ARTICLE 33        CAPTIONS                                                     5
ARTICLE 34        DEFINITIONS                                                  5
ARTICLE 35        INTENTIONALLY OMITTED                                        5
ARTICLE 36        RULES AND REGULATIONS                                        5
ARTICLE 37        GLASS                                                        5
ARTICLE 38        ESTOPPEL CERTIFICATE                                         5
ARTICLE 39        DIRECTORY BOARD LISTING                                      5
ARTICLE 40        FIXED RENT                                                  11
ARTICLE 41        FEES FOR TENANT'S PLANS                                     13
ARTICLE 42        FAILURE TO SURRENDER AT TERMINATION OF LEASE                13
ARTICLE 43        CONTRACTUAL INDEMNIFICATION OF OWNER                        14
ARTICLE 44        OWNER'S WORK                                                16
ARTICLE 45        OWNER'S EXPENSES                                            17
ARTICLE 46        TENANT'S REMOVAL AFTER FIRE                                 17
ARTICLE 47        WAIVER OF COUNTERCLAIMS                                     17
ARTICLE 48        LOCK BOX                                                    18
ARTICLE 49        OWNER'S APPLICATION OF PAYMENTS                             18
ARTICLE 50        ELEVATORS, HEAT AND CLEANING                                18
ARTICLE 51        REAL ESTATE TAXES AND OPERATING EXPENSES                    19
ARTICLE 52        LATE CHARGES                                                27
ARTICLE 53        BROKER                                                      28
ARTICLE 54        SECURITY DEPOSIT                                            28
ARTICLE 55        TENANT'S RIGHT OF FIRST REFUSAL                             29
ARTICLE 56        ELECTRICITY SUBMETERING                                     30
ARTICLE 57        POWER                                                       31
ARTICLE 58        HVAC                                                        32
ARTICLE 59        WATER RELOCATION/FIRE SUPPRESSION                           32
ARTICLE 60        TELECOMMUNICATIONS CARRIERS                                 32
ARTICLE 61        ENVIRONMENTAL INQUIRY                                       33
ARTICLE 62        ASSIGNMENT SUBLETTING                                       33
ARTICLE 63        CONDUITS                                                    35

                                        - ii -

<PAGE>

ARTICLE 64        MISCELLANEOUS                                               35
ARTICLE 65        MEET ME ROOM                                                36
ARTICLE 66        ADDITIONAL SUPPORT SPACE                                    36
ARTICLE 67        EMERGENCY GENERATOR                                         37
ARTICLE 68        ROOF RIGHTS                                                 37
ARTICLE 69        OWNER'S CONTRIBUTION                                        37

                                    SCHEDULES

SCHEDULE A-1        MAIN PREMISES
SCHEDULE A-2        SUPPORT SPACE [TO BE INSERTED]
SCHEDULE B          SCHEDULE OF TENANT'S "PHASE IN" OF POWER
                    REQUIREMENTS [TO BE INSERTED]

                                        - iii -

<PAGE>
Agreement of Lease, made as of this 18th day of July 2000, between 1-10 INDUSTRY
ASSOCIATES, LLC, A New York limited liability company having an address at 551
Second Avenue, Brooklyn, New York 11232 [party of the first part, hereinafter
referred to as OWNER, and ACCESS COLO, INC. a Delaware Corporation having an
address at 55 Madison Avenue, Morristown, New Jersey 07960 party of the second
part, hereinafter referred to as TENANT,

Witnesseth: Owner hereby leases to Tenant and Tenant hereby hires from Owner
the entire ninth (9th) floor as shown on Schedule A-1 (the "Main Premises") and
such other premises as shown on Schedule A-2 (the "Support Space") (collectively
the "demised premises") in the building known as building 10, Bush Terminal,
Brooklyn, New York (the "building") in the Borough of Brooklyn, City of New
York, for the term of fifteen (15) years (or until such term shall sooner cease
and expire) to commence upon the Commencement Date (as such term is defined in
Article 44 hereof) and to end on the last day of the month which is fifteen (15)
years after the Commencement Date (the "Expiration Date"), at an annual rate as
specified in Article 40,

which Tenant agrees to pay in lawful money of the United States which shall be
legal tender in payment of all debts and dues, public and private, at the time
of payment, in equal monthly installments in advance on the first day of each
month during said term, at the office of Owner or such other place as Owner may
designate, without any set off or deduction whatsoever, except that Tenant shall
pay the first (1st) monthly installment(s) on the execution hereof (unless this
lease be a renewal).
The parties hereto, for themselves, their heirs,
distributees, executors, administrators, legal representatives, successors and
assigns, hereby convenant as follows:

Occupancy:

    1. Tenant shall pay the rent as above and as hereinafter provided.

Use:

    2. Tenant shall use and occupy demised premises for 1* provided such use
is in accordance with the Certificate of Occupancy for the building, if any, and
for no other purpose.

Alterations:

    3. Tenant shall make no 2 changes in or to the demised premises of any
nature without Owner's prior written consent. Subject to the prior written
consent of Owner 3, and to the provisions of this article, Tenant at Tenant's
expense, may make alterations, installations, additions or improvements which
are non-structural and which do not affect utility services or plumbing and
electrical lines, in or to the interior of the demised premises using
contractors or mechanics first approved by Owner 3A. Tenant shall, at its
expense, before making any alterations, additions, installations or improvements
obtain all permits, approval and certificates required by any governmental or
quasi-governmental bodies and (upon completion) certificates of final approval
thereof and shall deliver promptly duplicates of all such permits, approvals and
certificates to Owner. Tenant agrees to carry and will cause Tenant's
contractors and sub-contractors to carry such workman's compensation, general
liability, personal and property damage insurance as Owner may require. If any
mechanic's lien is filed against the demised premises, or the building of which
the same forms a part, for work claimed to have been done for, or materials
furnished to, Tenant, whether or not done pursuant to this article, the same
shall be discharged by Tenant within thirty days thereafter, at Tenant's
expense, by filing the bond required by law or otherwise. All fixtures and all
paneling, partitions, railings and like installations, installed in the
presmises at any time, either by Tenant or by Owner on Tenant's behalf, shall,
upon installation, become the property of Owner and shall remain upon and be
surrendered with the demised premises unless Owner, by notice to Tenant no later
than twenty days prior to the date fixed as the termination of this lease,
elects to relinquish Owner's right thereto and to have them removed by Tenant,
in which event the same shall be removed from the demised premises by Tenant
prior to the expiration of the lease, at Tenant's expense. Nothing in this
Article shall be construed to give Owner title to or to prevent Tenant's removal
of trade fixtures, moveable office furniture and equipment, but upon removal of
any such from the premises or upon removal of other installations as may be
required by Owner, Tenant shall immediately and at its expense, repair and
restore the premises to the condition existing prior to installation and repair
any damage to the demised premises or the building due to such removal. All
property permitted or required to be removed, by Tenant at the end of the term
remaining in the premises after Tenant's removal shall be deemed abandoned and
may, at the election of Owner, either be retained as Owner's property or removed
from the premises by Owner, at Tenant's expense 4.

Repairs:

    4. Owner shall maintain and repair the exterior of and the public portions
of the buildings 5, Tenant shall, throughout the term of this lease, take good
care of the demised premises including the bathrooms and lavatory facilities (if
the demised premises encompass the entire floor of the building) and the windows
and window frames and, the fixtures and appurtenances therein and at Tenant's
sole cost and expense promptly make all repairs thereto and to the building,
whether structural or non-structural in nature, caused by or resulting from the
carelessness, omission, neglect or improper conduct of Tenant, Tenant's
servants, employees, invitees, or licensees, and whether or not arising from
such Tenant conduct or omission, when required by other provisions of this
lease, including Article 6. Tenant shall also repair all damage to the building
and the demised premises caused by the moving of Tenant's fixtures, furniture or
equipment. All the aforesaid repairs shall be of quality or class equal to the
original work or construction. If Tenant fails, after ten days notice, to
proceed with due diligence to make repairs required to be made by Tenant, the
same may be made by the Owner at the expense of Tenant, and the reasonable
expenses thereof incurred by Owner shall be collectable, as additional rent,
after rendition of a bill or statement thereof. If the demised premises be or
become infested with vermin, Tenant shall, at its expense, cause the same to be
exterminated. Tenant shall give Owner prompt noitce of any defective condition
in any plumbing, heating system or electrical lines located in the demised
premises and following such notice. Owner shall remedy the condition with due
diligence, but at the expense of Tenant, if repairs are necessitated by damage
or injury attributable to Tenant, Tenant's servants, agents, employees, invitees
or licensees as aforesaid. Except as specifically provided in Article 9 or
elsewhere in this lease, there shall be no allowance to the Tenant for a
diminution of rental value and no liability on the part of Owner by reason of
inconvenience, annoyance or injury to business arising from Owner, Tenant or
others making or failing to make any repairs, alterations, additions or
improvements in or to any portion of the building or the demised premises or in
and to the fixtures, appurtenances or equipment thereof. The provisions of this
Article 4 with respect to the making of repairs shall not apply in the case of
fire or other casualty with regard to which Article 9 hereof shall apply.

Window Cleaning:

    5. Tenant will not clean nor require, permit, suffer or allow any window in
the demised premises to be cleaned from the outside in violation of Section 202
of the New York State Labor Law or any other applicable law or of the Rules of
the Board of Standards and Appeals, or of any other Board or body having or
asserting jurisdiction.

Requirements of Law, Fire Insurance, Floor Loads:

    6. Prior to the commencement of the lease term, if Tenant is then in
possession, and at all times thereafter, Tenant shall, at Tenant's sole cost and
expense, promptly comply with all present and future laws, orders and
regulations of all state, federal, municipal and local governments, departments,
commissions and boards and any direction of any public officer pursuant to law,
and all orders, rules and regulations of the New York Board of Fire
Underwriters, or the insurance Services Office, or any similar body which shall
impose any violation, order or duty upon Owner or Tenant with respect to the
demised premises, whether or not arising out of Tenant's use or manner of use
thereof, or, with respect to the building, if arising out of Tenant's use or
manner of use of the demised premises or the building (including the use
permitted under the

* Numbered references are to attachment annexed hereto and made a part hereof

                                        - 1 -

<PAGE>
lease). Except as provided in Article 30 hereof, nothing herein shall require
Tenant to make structural repairs or alterations unless Tenant has, by its
manner of use of the demised premises or method of operation therein, violated
any such laws, ordinances, orders, rules, regulations or requirements with
respect thereto.5A Tenant shall not do or permit any act or thing to be done in
or to the demised premises which is contrary to law, or which will invalidate or
be in conflict with public liability, fire or other policies of insurance at any
time carried by or for the benefit of Owner. Tenant shall not keep anything in
the demised premises except as now or hereafter permitted by the Fire
Department, Board of Fire Underwriters, Fire Insurance Rating Organization and
other authority having jurisdiction, and then only in such manner and such
quantity so as not to increase the rate for fire insurance applicable to the
building, nor use the premises in a manner which will increase the insurance
rate for the building or any property located therein over that in effect prior
to the commencement of Tenant's occupancy. If by reason of failure to comply
with the foregoing the fire insurance rate shall, at the beginning of this lease
or at any time thereafter, be higher than it otherwise would be, then Tenant
shall reimburse Owner, as additional rent hereunder, for that portion of all
fire insurance premiums thereafter paid by Owner which shall have been charged
because of such failure by Tenant. In any action or proceeding wherein Owner and
Tenant are parties, a schedule or "make-up" or rate for the building or demised
premises issued by a body making fire insurance rates applicable to said
premises shall be conclusive evidence of the facts therein stated and of the
several items and charges in the fire insurance rates then applicable to said
premises. Tenant shall not place a load upon any floor of the demised premises
exceeding the floor load per square foot area which it was designed to carry and
which is allowed by law. Owner reserves the right to prescribe the weight and
position of all safes, business machines and mechanical equipment. Such
installations shall be placed and maintained by Tenant, at Tenant's expense, in
settings sufficient, in Owner's judgement, to absorb and prevent vibration,
noise and annoyance.

Subordination:

    7. This lease is subject and subordinate to all ground or underlying leases
and to all mortgages which may now or hereafter affect such leases or the real
property of which demised premises are a part and to all renewals,
modifications, consolidations, replacements and extensions of any such
underlying leases and mortgages. This clause shall be self-operative and no
further instrument or subordination shall be required by any ground or
underlying lessor or by any mortgages, affecting any lease or the real property
of which the demised premises are a part. In confirmation of such subordination,
Tenant shall execute promptly any certificate that Owner may request.6

Property - Loss, Damage, Reimbursement, Indemnity:

    8. Owner or its agents shall not be liable for any damage to property of
Tenant or of others entrusted to employees of the building, nor for loss of or
damage to any property of Tenant by theft or otherwise, nor for any injury or
damage to persons or property resulting from any cause of whatsoever nature,
unless caused by or due to the willful acts or negligence of Owner, its agents,
servants or employees; Owner or its agents shall not be liable for any damage
caused by other tenants or persons in, upon or about said building or caused by
operations in connection of any private, public or quasi public work. If at any
time any windows of the demised premises are temporarily closed, darkened or
bricked up (or permanently closed, darkened or bricked up, if required by law)
for any reason whatsoever including, but not limited to Owner's own acts. Owner
shall not be liable for any damage Tenant may sustain thereby and Tenant shall
not be entitled to any compensation therefor nor abatement or diminution of rent
nor shall the same release Tenant from its obligations hereunder nor constitute
an eviction. Tenant shall indemnify and save harmless Owner against and from
all liabilities, obligations, damages, penalties, claims, costs and expenses for
which Owner shall not be reimbursed by insurance, including reasonable
attorney's fees, paid, suffered or incurred as a result of any breach by Tenant,
Tenant's agents, contractors, employees, invitees, or licensees, of any
convenant or condition of this lease, or the carelessness, negligence or
improper conduct of the Tenant, Tenant's agent, contractors, employees, invitees
or licensees, Tenant's liability under this lease extends to the acts and
omissions of any sub-tenant, and any agent, contractor, employee, invites or
licensee of any sub-tenant. In case any action or proceeding is brought against
Owner by reason of any such claim, Tenant, upon written notice from Owner, will,
at Tenant's expense, resist or defend such action or proceeding by counsel
approved by Owner in writing, such approval not to be unreasonably withheld.

                                 See Article 43

Destruction, Fire and Other Casualty:

  9. (a) If the demised premises or any part thereof shall be damaged by fire or
other casualty, Tenant shall give immediate notice thereof to Owner and this
lease shall continue in full force and effect except as hereinafter set forth.
(b) If the demised premises are partially damaged or rendered partially unusable
by fire or other casualty, the damages thereto shall be repaired by and at the
expense of Owner and the rent, until such repair shall be substantially
completed, shall be apportioned from the day following the casualty according to
the part of the premises which is usable. (c) If the demised premises are
totally damaged or rendered wholly unusable by fire or other casualty, then the
rent shall be proportionately paid up to the time of the casualty and
thenceforth shall cease until the date when the premises shall have been
repaired and restored by Owner, subject to Owner's right to elect not to restore
the same as hereinafter provided. (d) If the demised premises are rendered
wholly unusable or (whether or not the demised premises are damaged in whole or
in part) if the building shall be so damaged that Owner shall decide to demolish
it or to rebuild it, then, in any of such events, Owner may elect to terminate
this lease by written notice to Tenant, given within 90 days after such fire or
casualty, specifying a date for the expiration of the lease, which date shall
not be more than 60 days after the giving of such notice, and upon the date
specified in such notice the term of this lease shall expire as fully and
completely as if such date were the date set forth above for the termination of
this lease and Tenant shall forthwith quit, surrender and vacate the premises
without prejudice however, to Owner's rights and remedies against Tenant under
the lease provisions in effect prior to such termination, and any rent owing
shall be paid up to such date and any payments of rent made by Tenant which were
on account of any period subsequent to such date shall be returned to Tenant.
Unless Owner shall serve a termination notice as provided for herein. Owner
shall make the repairs and restorations under the conditions of (b) and (c)
hereof, with all reasonable expedition, subject to delays due to adjustment of
insurance claims, labor troubles and causes beyond Owner's control. After any
such casualty, Tenant shall cooperate with Owner's restoration by removing from
the premises as promptly as reasonably possible, all of Tenant's salvageable
inventory and movable equipment, furniture, and other property. Tenant's
liability for rent shall resume five (5) days after written notice from Owner
that the premises are substantially ready for Tenant's occupancy. (c) Nothing
contained hereinabove shall relieve Tenant from liability that may exist as a
result of damage from fire or other casualty. Notwithstanding the foregoing,
each party shall look fires to any insurance in its favour before making any
claim against the other party for recovery for loss or damage resulting from
fire or other casualty, and to the extent that such insurance is in force and
collectable and to the extent permitted by law Owner and Tenant each hereby
releases and waives all right of recovery against the other or any one claiming
through or under each of them by way of subrogation or otherwise. The foregoing
release and waiver shall be in force only if both releasors' insurance policies
contain a clause providing that such a release or waiver shall not invalidate
the insurance. If, and to the extent, that such waiver can be obtained only by
the payment of additional premiums, then the party benefitting from the waiver
shall pay such premium within ten days after written demand or shall be deemed
to have agreed that the party obtaining insurance coverage shall be free of any
further obligation under the provisions hereof with respect to waiver of
subrogation. Tenant acknowledges that Owner will not carry insurance on Tenant's
furniture and/or furnishings or any fixtures or equipment, improvements, or
appurtenances removable by Tenant and agrees that Owner will not be obligated to
repair any damage thereto or replace the same. (o) Tenant hereby waives the
provisions of Section 227 of the Real Property Law and agrees that the
provisions of this article shall govern and control in lieu thereof. 6A1.
------------------
                               [GRAPHIC OMITTED]
Rider to be added if necessary.

Eminent Domain:

    10. If the whole or any part of the demised premises shall be acquired or
condemned by Eminent Domain for any public or quasi public use or purpose, then
and in that event, the term of this lease shall cease and terminate from the
date of title vesting in such proceeding and Tenant shall have no claim for the
value of any unexpired term of said lease.

Assignment Mortgage Etc.:

    11. See Article 62

Electric Current:

                               [GRAPHIC OMITTED]

    12. Rates and conditions in respect to submetering or rent inclusion, as the
case may be, to be added in RIDER attached hereto. Tenant covenants and agrees
that at all times its use of electric current shall not exceed the capacity of
existing leeders to the building or the risers or wiring installation and Tenant
may not use any electrical equipment which, in Owner's opinion, reasonably
exercised, will overload such installations or interfere with the use thereof by
other tenants of the building. The change at any time of the character of
electric service shall in no wise make Owner liable or responsible to Tenant,
for any loss, damages or expenses which Tenant may sustain.

                                 See Article 56

Access to Premises:

    13. Owner or Owner's agents shall have the right (but shall not be
obligated) to enter the demised premises in any emergency at any time, and, at
other reasonable times, to examine the same and to make such repairs,
replacements and improvements as Owner may deem necessary and reasonably
desirable to any portion of the building or which Owner may elect to perform in
the premises after Tenant's failure to make repairs or perform any work which
Tenant is obligated to perform under this lease, or for the purpose of complying
with laws, regulations and other directions of governmental authorities. Tenant
shall permit Owner to use and maintain and replace pipes and conduits in and
through the demised premises and to erect new pipes and conduits therein
provided, wherever possible, they are within walls or otherwise concealed. Owner
may, during the progress of any work in the demised premises, take all necessary
materials and equipment into said premises without the same constituting an
eviction nor shall the Tenant be entitled to any abatement of rent while such
work is in progress nor to any damages by reason of loss or interruption of
business or otherwise. Throughout the term hereof Owner shall have the right to
enter the demised premises at reasonable hours for the purpose of showing the
same to prospective purchasers or mortgagees of the building, and during the
last six months of the term for the purpose of showing the same to prospective
tenants and may, during said six months period, place upon the premises the
usual notices "To Let" and "For Sale" which notices Tenant shall permit to
remain thereon without molestation. If Tenant is not present to open and permit
an entry into the premises, Owner or Owner's agents may enter the same whenever
such entry may be necessary or permissible by master key or forcibly and
provided reasonable care is exercised to safeguard Tenant's property, such entry
shall not render Owner or its agents liable therefor, nor in any event shall the
obligations of Tenant hereunder be affected. If during the last month of the
term Tenant shall be removed all or substantially all of Tenant's property
therefrom. Owner may immediately enter, alter, renovate or redecorate the
demised premises without limitation or abatement of rent, or incurring liability
to Tenant for any compensation and such act shall have no effect on this lease
or Tenant's obligation hereunder.

6A.

                                        - 2 -

<PAGE>
Vault, Vault Space, Area:

    14. No Vaults, vault space or area, whether or not enclosed or covered, not
within the property line of the building is leased hereunder, anything contained
in or indicated on any sketch, blue print or plan, or anything contained
elsewhere in this lease to the contrary notwithstanding. Owner makes no
representation as to the location of the property line of the building. All
vaults and vault space and all such areas not within the property line of the
building, which Tenant may be permitted to use and/or occupy, is to be used
and/or occupied under a revocable license, and if any such license be revoked,
or if the amount of such space or area be diminished or required by any federal,
state or municipal authority or public utility. Owner shall not be subject to
any liability nor shall Tenant be entitled to any compensation or diminution or
abatement of rent, nor shall such revocation, diminution or requisition be
deemed constructive or actual eviction. Any tax, fee or charge of municipal
authorities for such vault or area shall be paid by Tenant, if used by Tenant,
whether or not specifically leased hereunder.

Occupancy:

    15. Tenant will not at any time use or occupy the demised premises in
violation of the certificate of occupancy issued for the building of which the
demised premises are a part. Tenant has inspected the premises and accepts them
as is, subject to the riders annexed hereto with respect to Owner's work, if
any. In any event, Owner makes no representation as to the condition of the
premises and Tenant agrees to accept the same subject to violations, whether or
not of record. If any governmental license or permit shall be required for the
proper and lawful conduct of Tenant's business,. Tenant shall be responsible for
and shall procure and maintain such license or permit. 6B

Bankruptcy:

  16. (a) Anything elsewhere in this lease to the contrary notwithstanding, this
lease may be cancelled by Owner by sending of a written notice to Tenant within
a reasonable time after the happening of any one or more of the following
events: (1) the commencement of a case in bankruptcy or under the laws of any
state naming Tenant as the debtor; or (2) the making by Tenant of an assignment
or any other arrangement for the benefit of creditors under any state statute.
Neither Tenant nor any person claiming through or under Tenant, or by reason of
any statute or order of court, shall thereafter be entitled to possession of the
premises demised but shall forthwith quit and surrender the premises. If this
lease shall be assigned in accordance with its terms, the provisions of this
Article 16 shall be applicable only to the party then owning Tenant's interest
in this lease.

      (b) It is stipulated and agreed that in the event of the termination of
this lease pursuant to (a) hereof, Owner shall forthwith, notwithstanding any
other provisions of this lease to the contrary, be entitled to recover from
Tenant as and for liquidated damages an amount equal to the difference between
the rental reserved hereunder for the unexpired portion of the term demised and
the fair and reasonable rental value of the demised premises for the same
period. In the computation of such damages the difference between any
installment of rent becoming due hereunder after the date of termination and the
fair and reasonable rental value of the demised premises for the period for
which such installment was payable shall be discounted to the date of
termination at the rate of four percent (4%) per annum. If such premises or any
part thereof, be relet by the Owner for the unexpired term of said lease, or any
part thereof, before presentation of proof of such liquidated damages to any
court, commission or tribunal, the amount of rent reserved upon such reletting
shall be deemed to be the fair and reasonable rental value for the part or the
whole of the premises so re-let during the term of the re-letting. Nothing
herein contained shall limit or prejudice the right of the Owner to prove for
and obtain as liquidated damages by reason of such termination, an amount equal
to the maximum allowed by any statute or rule of law in effect at the time when,
and governing the proceedings in which, such damages are to be proved, whether
or not such amount be greater, equal to, or less than the amount of the
difference referred to above.

Default:

    17. (1) If Tenant defaults in fulfilling any of the covenants of this lease
other than the covenants for the payment of rent or additional rent; "or if this
lease be rejected under ss. 235 of Title 11 of the U.S. Code (bankruptcy code);"
or if any execution or attachment shall be issued against Tenant or any of
Tenant's property whereupon the demised premises shall be taken or occupied by
someone other than Tenant; or if Tenant shall have failed, after five (5) days
written notice, to redeposit with Owner any portion of the security deposited
hereunder which Owner hat applied to the payment of any rent and additional rent
due and payable hereunder or failed to move into or take possession of the
premises within fifteen (15) days after the commencement of the term of this
lease, of which fact Owner shall be the sole judge; then in any one or more of
such events, upon Owner serving a written five (5) days notice upon Tenant
specifying the nature of said default and upon the expiration of said five (5)
days, if Tenant shall have failed to comply with or remedy such default, or if
the said default or omission complained of shall be of a nature that the same
cannot be completely cured or remedied within said five (5) day period, and if
Tenant shall not have diligently commenced during such default within such five
(5) day period, and shall not thereafter with reasonable diligence and in good
faith, proceed to remedy or cure such default, then Owner may serve a written
three (3) days' notice of cancellation of this lease upon Tenant, and upon the
expiration of said three (3) days this lease and the term thereunder shall end
and expire as fully and completely as if the expiration of such three (3) day
period were the day herein definitely fixed for the end and expiration of this
lease and the term thereof and Tenant shall then quit and surrender the demised
premises to Owner but Tenant shall remain liable as hereinafter provided. 6C

      (2) If the notice provided for in (1) hereof shall have been given, and
the term shall expire as aforesaid: or if Tenant shall make default in the
payment of the rent reserved herein or any item of additional rent herein
mentioned or any part of either or in making any other payment herein required:
then and in any of such events Owner may without notice, re-enter the demised
premises either by force or otherwise, and dispossess Tenant by summary
proceedings or otherwise, and the legal representative of Tenant or other
occupant of demised premises and remove their effects and hold the premises as
if this lease had not been made, and Tenant hereby waives the service of notice
of intention to re-enter or to institute legal proceedings to that end. If
Tenant shall make default hereunder prior to the date fixed as the commencement
of any renewal or extension of this lease. Owner may cancel and terminate such
renewal or extension agreement by written notice.

Remedies of Owner and Waiver of Redemption:

  18. In case of any such default, re-entry, expiration and/or dispossess by
summary proceedings or otherwise, (a) the rent, and additional rent, shall
become due thereupon and be paid up to the time of such re-entry, dispossess
and/or expiration, (b) Owner may re-let the premises or any part or parts
thereof, either in the name of Owner or otherwise, for a term or terms, which
may at Owner's option be less than or exceed the period which would otherwise
have constituted the balance of the term of this lease and may grant concessions
or free rent or charge a higher rental than that in this lease, (c) Tenant or
the legal representatives of Tenant shall also pay Owner as liquidated damages
for the failure of Tenant to observe and perform said Tenant's covenants herein
contained, any deficiency between the rent hereby reserved and or covenanted to
be paid and the net amount, if any, of the rents collected on account of the
subsequent lease or leases of the demised premises for each month of the period
which would otherwise have constituted the balance of the term of this lease.
The failure of Owner to re-let the premises or any part or parts thereof shall
not release or affect Tenant's liability for damages. In computing such
liquidated damages there shall be added to the said deficiency such expenses as
Owner may incur in connection with re-letting, such as legal expenses,
reasonable attorneys' fees, brokerage advertising and for keeping the demised
premises in good order or for preparing the same for re-letting. Any such
liquidated damages shall be paid in monthly installments by Tenant on the rent
day specified in this lease and any suit brought to collect the amount of the
deficiency for any month shall not prejudice in any way the rights of Owner to
collect the deficiency for any subsequent month by a similar proceeding. Owner,
in putting the demised premises in good order or preparing the same for
re-rental may, at Owner's option, make such alterations, repairs, replacements,
and/or decorations in the demised premises as Owner, in Owner's sole judgment,
considers advisable and necessary for the purpose of re-letting the demised
premises, and the making of such alterations, repairs, replacements, and/or
decorations shall not operate or be construed to release Tenant from liability
hereunder as aforesaid. Owner shall in no event be liable in any way whatsoever
for failure to re-let the demised premises, or in the event that the demised
premises are re-let, for failure to collect the rent thereof under such
re-letting, and in no event shall Tenant be entitled to receive any excess, if
any, of such net rents collected over the sums payable by Tenant to Owner
hereunder. In the event of a breach or threatened breach by Tenant of any of the
covenants or provision's hereof, Owner shall have the right of injunction and
the right so invoke any remedy allowed at law or in equity as if re-entry,
summary proceedings and other remedies were not herein provided for. Mention in
this lease of any particular remedy, shall not preclude Owner from any other
remedy, in law or in equity. Tenant hereby expressly waives any and all rights
of redemption granted by or under any present or future laws.

Fees and Expenses:

    19. If Tenant shall default in the observance or performance of any term or
covenant on Tenant's part to be observed or performed under or by virtue of any
of the terms or provisions in any article of this lease, then, unless otherwise
provided elsewhere in this lease, Owner may immediately or at any time
thereafter and without notice perform the obligation of Tenant thereunder. If
Owner, in connection with the foregoing or in connection with any default by
Tenant in the covenant to pay rent hereunder, makes any expenditures or incurs
any obligations for the payment of money, including but not limited to
reasonable attorney's fees, in instituting, prosecuting or defending any action
or proceedings, then Tenant will reimburse Owner for such sums so paid or
obligations incurred with interest and costs. The foregoing expenses incurred by
reason of Tenant's default shall be deemed to be additional rent hereunder and
shall be paid by Tenant to Owner within five (5) days of rendition of any bill
or statement to Tenant therefor. If Tenant's lease term shall have expired at
the time of making of such expenditures or incurring of such obligations, such
sums shall be recoverable by Owner as damages.

Building Alterations and Management

    20. Owner shall have the right at any time without the same constituting an
eviction and without incurring liability to Tenant therefor to change the
arrangement and or location of public entrances, passageways, doors, doorways,
corridors, elevators, stairs, toilets or other public parts of the building and
to change the name, number or designation by which the building may be known.
There shall be no allowance to Tenant for diminution of rental value and no
liability on the part of Owner by reason of inconvenience, annoyance or injury
to business arising from Owner or other Tenant making any repairs in the
building or any such alterations, additions and improvements. Furthermore,
Tenant shall not have any claim against Owner by reason of Owner's imposition of
any controls of the manner of access to the building by Tenant's social or
business visitors as the Owner may deem necessary for the security of the
building and its occupants. 6D

No Representations by Owner:

  21. Neither Owner nor Owner's agents have made any representations or promises
with respect to the physical condition of the building, the land upon which it
is erected or the demised premises, the rents. leases, expenses of operation or
any other matter or thing affecting or related to the demised premises or the
building except as herein expressly set forth and no rights, easements or
licenses are acquired by Tenant by implication or otherwise except as expressly
set forth in the provisions of this lease. Tenant has inspected the building and
the demised premises and is thoroughly acquainted with their condition and
agrees to take the same "as is" on the date possession is tendered and
acknowledges that the taking of possession of the demised premises by Tenant
shall be conclusive evidence that the said premises and the building of which
the same form a part were in good and satisfactory condition at the time such
possession was so taken, except as to latent defects. All understandings and
agreements heretofore made between the parties hereto are merged in this
contract, which alone fully and completely expresses the agreement between Owner
and Tenant and any executory agreement hereafter made shall be ineffective to

                                       - 3 -

<PAGE>
change, modify, discharge or effect an abandonment of it in whole or in part,
unless such executory agreement is in writing and signed by the party against
whom enforcement of the change, modification, discharge or abandonment is
sought.

End of Term:

    22. Upon the expiration or other termination of the term of this lease,
Tenant shall quit and surrender to Owner the demised premises, broom clean, in
good order and condition, ordinary wear and damages which Tenant is not required
to repair as provided elsewhere in this lease excepted, and Tenant shall remove
all its property from the demised premises. Tenant's obligation to observe or
perform this covenant shall survive the expiration or other termination of this
lease. If the last day of the term of this Lease or any renewal thereof, falls
on Sunday, this lease shall expire at noon on the preceding Saturday unless it
be a legal holiday in which case it shall expire at noon on the preceding
business day.

Quiet Enjoyment:

    23. Owner covenants and agrees with Tenant that upon Tenant paying the rent
and additional rent and observing and performing all the terms, covenants and
conditions, on Tenant's part to be observed and performed. Tenant may peaceably
and quietly enjoy the premises hereby demised, subject, nevertheless, to the
terms and conditions of this lease including, but not limited to, Article 34
hereof and to the ground leases, underlying leases and mortgages hereinbefore
mentioned.

Failure to Give Possession:

    24. If Owner is unable to give possession of the demised premises on the
date of the commencement of the term hereof, because of the holding-over or
retention of possession of any tenant, undertenant or occupants or if the
demised premises are located in a building being constructed, because such
building has not been sufficiently completed to make the premises ready for
occupancy or because of the fact that a certificate of occupancy has not been
procured or if Owner has not completed any work required to be performed by
Owner, or for any other reason, Owner shall not be subject to any liability for
failure to give possession on said date and the validity of the lease shall not
be impaired under such circumstances, nor shall the same be construed in any
wise to extend the term of this lease, but the rent payable hereunder shall be
abated (provided Tenant is not responsible for Owner's inability to obtain
possession or complete any work required) until after Owner shall have given
Tenant notice that the premises are substantially ready for Tenant's occupancy.
If permission is given to Tenant to enter into the possession of the demised
premises or to occupy premises other than the demised premises prior to the date
specified as the commencement of the term of this lease, Tenant covenants and
agrees that such occupancy shall be deemed to be under all the terms, covenants,
conditions and provisions of this lease, except as to the covenant to pay rent.
The provisions of this article are intended to constitute "an express provision
to the contrary" within the meaning of Section 223-a of the New York Real
Property Law.

No Waiver:

    25. The failure of either party to seek redress for violation of, or to
insist upon the strict performance of any covenant or condition of this lease on
the failure of Owner to insist on the strict performance of any of the Rules or
Regulations, set forth or hereafter adopted by Owner, shall not prevent a
subsequent act which would have originally constituted a violation from having
all the force and effect of an original violation. The receipt by Owner of rent
with knowledge of the breach of any covenant of this lease shall not be deemed a
waiver of such breach and no provision of this lease shall be deemed to have
been waived by Owner unless such waiver be in writing signed by Owner. No
payment by Tenant or receipt by Owner of a lesser amount than the monthly rent
herein stipulated shall be deemed to be other than on account of the earliest
stipulated rent, nor shall any endorsement or statement of any check or any
letter accompanying any check or payment as rent be deemed an accord and
satisfaction, and Owner may accept such check or payment without prejudice to
Owner's right to recover the balance of such rent or pursue any other remedy in
this lease provided. All checks tendered to Owner as and for the rent of the
demised premises shall be deemed payments for the account of Tenant. Acceptance
by Owner of rent from anyone other than Tenant shall not be deemed to operate as
an attornment to Owner by the payor of such rent or as a consent by Owner to an
assignment or subletting by Tenant of the demised premises to such payor, or as
a modification of the provisions of this lease No act or thing done by Owner or
Owner's agents during the term hereby demised shall be deemed an acceptance of a
surrender of said premises and no agreement to accept such surrender shall be
valid unless in writing signed by Owner. No employee of Owner or Owner's agent
shall have any power to accept the keys of said premises prior to the
termination of the lease and the delivery of keys to any such agent or employee
shall not operate as a termination of the lease or a surrender of the premises.

Waiver of Trial by Jury:

    26. It is mutually agreed by and between Owner and Tenant that the
respective parties hereto shall and they hereby do waive trial by jury in any
action, proceeding or counterclaim brought by either of the parties hereto
against the other (except for personal injury or property damage) on any matters
whatsoever arising out of or in any way connected with this lease, the
relationship of Owner and Tenant, Tenant's use of or occupancy of said premises,
and any emergency statutory or any other statutory remedy. It is further
mutually agreed that in the event Owner commences any summary proceeding for
possession of the premises, Tenant will not interpose any counterclaim of
whatever nature or description in any such proceeding.

Inability to Perform:

    27. This Lease and the obligation of Tenant to pay rent hereunder and
perform all of the other covenants and agreements hereunder on part of Tenant to
be performed shall in no wise be affected, impaired or excused because Owner is
unable to fulfill any of its obligations under this lease or to supply or is
delayed in supplying any service expressly or impliedly to be supplied or is
unable to make, or is delayed in making any repair, additions, alterations or
decorations or is unable to supply or is delayed in supplying any equipment or
fixtures if Owner is prevented or delayed from so doing by reason of strike or
labor troubles or any cause whatsoever beyond Owner's sole control including,
but not limited to, government preemption in connection with a National
Emergency or by reason of any rule, order or regulation of any department or
subdivision thereof of any government agency or by reason of the conditions of
supply and demand which have been or are affected by war or other emergency.

                               [GRAPHIC OMITTED]

Space to be filled in or deleted.

Bills and Notices:

    28. Except as otherwise in this lease provided, a bill, statement, notice or
communication which Owner may desire or be required to give to Tenant, shall be
deemed sufficiently given or rendered it, in writing, delivered to Tenant
personally or sent by registered or certified mail addressed to Tenant at the
building of which the demised premises form a part or at the last known
residence address or business address of Tenant or left at any of the aforesaid
premises addressed to Tenant, and the time of the rendition of such bill or
statement and of the giving of such notice or communication shall be deemed to
be the time when the same is delivered to Tenant, mailed, or left at the
premises as herein provided. Any notice by Tenant to Owner must be served by
registered or certified mail addressed to Owner at the address first hereinabove
given or at such other address as Owner shall designate by written notice 7.

Water Charges:

    29. If Tenant requires, uses or consumes water for any purpose in addition
to ordinary lavatory purposes (of which fact Tenant constitutes Owner to be the
sole judge) Owner may install a water meter and thereby measure Tenant's water
consumption for all purposes. Tenant shall pay Owner (or the cost of the meter
and the cost of the installation, thereof and throughout the duration of
Tenant's occupancy Tenant shall keep said meter and installation equipment in
good working order and repair at Tenant's own cost and expense in default of
which Owner may cause such meter and equipment to be replaced or repaired and
collect the cost thereof from Tenant, as additional rent. Tenant agrees to pay
for water consumed, as shown on said meter as and when bills are rendered, and
on default in making such payment Owner may pay such charges and collect the
same from Tenant, as additional rent. Tenant covenants and agrees to pay, as
additional rent, the sewer rent, charge or any other tax rent, levy or charge
which now or hereafter is assessed, imposed or a lien upon the demised premises
or the realty of which they are part pursuant to law, order or regulation made
or issued in connection with the use, consumption, maintenance or supply of
water, water system or sewage or sewage connection or system. If the building or
the demised premises or any part thereof is supplied with water through a meter
through which water is also supplied to other premises Tenant shall pay to
Owner, as additional rent, on the first day of each month. % ($ )of the total
meter

                               [GRAPHIC OMITTED]

charges as Tenant's portion. Independently of and in addition to any of the
remedies reserved to Owner hereinabove or elsewhere in this lease, Owner may sue
for and collect any monies to be paid by Tenant or paid by Owner for any of the
reasons or purposes hereinabove set forth.

Sprinklers:

  30. Anything elsewhere in this lease to the contrary nowithstanding, if the
New York Board of Fire Underwriters or the New York Fire Insurance Exchange or
any bureau, department or official of the federal, state or city government
recommend or require the installation of a sprinkler system or that any changes,
modifications, alterations, or additional sprinkler heads or other equipment be
made or supplied in an existing sprinkler system by reason of Tenant's business,
or the location of partitions, trade fixtures, or other contents of the demised
premises, or for any other reason, or if any such sprinkler system
installations, modifications, alterations, additional sprinkler heads or other
such equipment, become necessary to prevent the imposition of a penalty or
charge against the full allowance for a sprinkler system in the fire insurance
rate set by any said Exchange or by any fire insurance company, Tenant shall, at
Tenant's expense, promptly make such sprinkler system installations, changes,
modifications, alterations, and supply additional sprinkler heads or other
equipment as required whether the work involved shall be structural or
nonstructural in nature.

                               [GRAPHIC OMITTED]

Elevators, Heat, Cleaning

See Article 50

                                       - 4 -

<PAGE>
Security:

                               [GRAPHIC OMITTED]

   See Article 54

Captions:

    33. The Captions are inserted only as a matter of convenience and for
reference and in no way define, limit or describe the scope of this lease nor
the intent of any provision thereof.

Definitions:

    34. The term "Owner" as used in this lease means only the owner of the fee
or of the leasehold of the building, or the mortgagee in possession, for the
time being of the land and building (or the owner of a lease of the building or
of the land and building) of which the demised premises form a part, so that in
the event of any sale or sales of said land and building or of said lease, or in
the event of a lease of said building, or of the land and building, the said
Owner shall be and hereby is entirely freed and relieved of all covenants and
obligations of Owner hereunder, and it shall be deemed and construed without
further agreement between the parties or their successors in interest, or
between the parties and the purchaser, at any such sale, or the said lessee of
the building, or of the land and building, that the purchaser or the lessee of
the building has assumed and agreed to carry out any and all covenants and
obligations of Owner hereunder. The words "re-enter" and "re- entry" as used in
this lease are not restricted to their technical legal meaning. The term "rent"
includes the annual rental rate whether so expressed or expressed in monthly
installments, and "additional rent." "Additional rent" meant all sums which
shall be due to new Owner from Tenant under this lease, in addition to the
annual rental rate. The term "business days" as used in this lease, shall
exclude Saturdays (except such portion thereof as is covered by specific hours
in Article 31 hereof), Sundays and all days observed by the State or Federal
Government as legal holidays and those designated as holidays by the applicable
building service union employees service contract or by the applicable Operating
Engineers contract with respect to HVAC service.

Adjacent Excavation -

Sharing:

---------------

Space to be filled in or deleted.

                               [GRAPHIC OMITTED]

Rules and Regulations:

    36. Tenant and Tenant's servants, employees, agents, visitors, and licensees
shall observe faithfully, and comply strictly with, the Rules and Regulations
annexed hereto and such other and further reasonable Rules and Regulations at
Owner or Owner's agents may from time to time adopt. Notice of any additional
rules or regulations shall be given in such manner as Owner may elect. In case
Tenant disputes the reasonableness of any additional Rule or Regulation
hereafter made or adopted by Owner or Owner's agents, the parties hereto agree
to submit the question of the reasonableness of such Rule or Regulation for
decision to the New York office of the American Arbitration Association whose
determination shall be final and conclusive upon the parties hereto. The right
to dispute the reasonableness of any additional Rule or Regulation upon Tenant's
part shall be deemed waived unless the same shall be asserted by service of a
notice, in writing upon Owner within ten (10) days after the giving of notice
thereof. Nothing in this lease contained shall be construed to impose upon Owner
any duty or obligation to enforce the Rules and Regulations or terms, covenants
or conditions in any other lease, as against any other tenant and Owner shall
not be liable to Tenant for violation of the same by any other tenant, its
servants, employees, agents, visitors or licensees. 7A.

Glass:

    37. Owner shall replace, at the expense of the Tenant, any and all plate and
other glass damaged or broken from any cause whatsoever in and about the demised
premises. Owner may insure, and keep insured, at Tenant's expense, all plate and
other glass in the demised premises for and in the name of Owner. Bills for the
premiums therefor shall be rendered by Owner to Tenant at such times as Owner
may elect, and shall be due from, and payable by, Tenant when rendered, and the
amount thereof shall be deemed to be, and be paid, as additional rent.

Estoppel Certificate:

      38. Tenant, at any time, and from time to time, upon at least 10 days'
prior notice by Owner, shall execute, acknowledge and deliver to Owner, and/or
to any other person, firm or corporation specified by Owner, a statement
certifying that this Lease is unmodified 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), stating the dates to which the rent and
additional rent have been paid, and stating whether or not there exists any
default by Owner under this Lease, and if so, specifying each such default.

Directory Board Listing

    39. If, at the request of and as accommodation to Tenant, Owner shall place
upon the directory board in the lobby of the building, one or more names of
persons other than Tenant, such directory board listing shall not be construed
as the consent by Owner to an assignment or subletting by Tenant to such person
or persons. 8

Successors and Assigns:

    In Witness Whereof, Owner and Tenant have respectively signed and sealed
this lease as of the day and year first above written.

Witness for Owner:           1-10 INDUSTRY ASSOCIATES, LLC           [CORP SEAL]

                             /s/ Bruce B. Federman
--------------------------   ------------------------------------------   [L.S.]
                             By: Bruce B. Federman

Witness for Tenant:          ACCESS COLO, INC.                       [CORP SEAL]

                             /s/ A. Dale Mayo
--------------------------   ------------------------------------------   [L.S.]
                             By: A. Dale Mayo

                                       - 5 -

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