Document:

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                                                                    EXHIBIT 10.5

[RREEF FUNDS LOGO]              INDUSTRIAL LEASE
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                                TABLE OF CONTENTS
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                                    ARTICLE                                        PAGE
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        REFERENCE PAGE ..........................................................    ii
1       USE AND RESTRICTIONS ON USE ............................................     1
2       TERM ...................................................................     1
3       RENT ...................................................................     1
4       REAL ESTATE TAXES ......................................................     2
5       SECURITY DEPOSIT .......................................................     2
6       ALTERNATIONS ...........................................................     3
7       TENANT'S REPAIRS .......................................................     3
8       LANDLORD'S REPAIRS .....................................................     4
9       SIGNS ..................................................................     4
10      LIENS ..................................................................     4
11      ASSIGNMENT AND SUBLETTING ..............................................     5
12      INDEMNIFICATION ........................................................     5
13      INSURANCE ..............................................................     6
14      WAIVER OF SUBROGATION ..................................................     6
15      SERVICES AND UTILITIES .................................................     6
16      HOLDING OVER ...........................................................     6
17      SUBORDINATION ..........................................................     7
18      RULES AND REGULATIONS ..................................................     7
19      REENTRY BY LANDLORD ....................................................     7
20      DEFAULT ................................................................     7
21      REMEDIES ...............................................................     8
22      QUIET ENJOYMENT ........................................................     9
23      DAMAGE BY FIRE, ETC ....................................................     9
24      EMINENT DOMAIN .........................................................     11
25      SALES BY LANDLORD ......................................................     11
26      ESTOPPEL CERTIFICATE ...................................................     11
27      SURRENDER OF PREMISES ..................................................     11
28      NOTICES ................................................................     12
29      TAXES PAYABLE BY TENANT ................................................     12
30      DEFINED TERMS AND HEADINGS .............................................     12
31      ERISA REPRESENTATION ...................................................     13
32      ENFORCEABILITY .........................................................     13
33      COMMISIONS .............................................................     13
34      TIME AND APPLICABLE ....................................................     13
35      PARKING ................................................................     13
36      SUCCESSORS AND ASSIGNS .................................................     13
37      ENTIRE AGREEMENT .......................................................     13
38      EXAMINATION NOT OPTION .................................................     14
39      RECORDATION ............................................................     14
40      TENANT'S PROPORTIONATE SHARE ...........................................     14
41      COMMON AREAS AND COMMON AREA EXPENSE ...................................     14
42      REIMBURSEMENT OF INSURANCE .............................................     15
43      HAZARDOUS WASTE ........................................................     15
44      FIRST RIGHT OF REFUSAL .................................................     16
45      SCHEDULE OF RENTS ......................................................     17
46      CORPORATE AUTHORITY ....................................................     17
47      LIMITATION OF LANDLORD'S LIABILITY .....................................     17

        EXHIBIT A -  PREMISES
        EXHIBIT B -  LANDLORD' S AND TENANT'S IMPROVEMENTS
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                          INDUSTRIAL-NET REFERENCE PAGE

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PROPERTY:                             San Thomas Industrial Park

LANDLORD:                             RREEF WEST-V, INC., a Delaware Corporation

LANDLORD'S ADDRESS:                   155-A Moffett Park Drive, #110
                                      Sunnyvale, California 94089

TENANT:                               Viko Technology, Inc., a California corporation

TENANT'S ADDRESS:                     1605 Mabury Road
                                      San Jose, California 95133

LEASE REFERENCE DATE:                 July 10, 1991

PREMISES:                             2006 Martin Avenue
                                      Santa Clara, California 95050
                                      (see Exhibit A for outline of Premises, attached
                                      hereto and incorporated herein by reference)

USE:                                  Electronic burn-in testing services, systems
                                      Assembly and related administration and
                                      warehousing.

PREMISES RENTABLE AREA:               approximately 11,200 square feet

COMMENCEMENT DATE:                    August 15, 1991

TERMINATION DATE:                     August 31, 1997

TERM OF LEASE:                        Six (6) years and fifteen (15) days beginning on
                                      The Commencement Date and ending on the
                                      Termination Date (unless sooner terminated
                                      pursuant to the Lease)

ANNUAL BASE RENT:                     $40,500.00 see also Article 46. "SCHEDULE OF
                                      RENTS."

MONTHLY INSTALLMENT OF RENT:          $3,375.00 see also Article 46. "SCHEDULE OF
                                      RENTS."

TENANT'S  PROPORTIONATE SHARE:        9.30% see also Article 40. "TENANT'S
                                      PROPORTIONATE SHARE."

SECURITY DEPOSIT:                     $5,150.00

TENANT'S MONTHLY INSTALLMENT OF ESTIMATED COMMON AREA COSTS: $350.00

REAL ESTATE BROKER DUE COMMISSION: CB Commercial
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The reference Page information is incorporated into and made a part of the
Lease. In the event of any conflict between any Reference Page Information and
the Lease, the Lease shall control. This Lease includes exhibits "A" and "B",
both of which are made a part hereof.

LANDLORD:                                         TENANT:

RREEF WEST-V,INC.,                                Viko  Technology, Inc.,
A Delaware corporation                            a California corporation

By: RREEF MANAGEMENT COMPANY,
    a California corporation

By:   /s/ Carl Deters                      By: /s/ Bill de Carbonel
      ----------------------------------      ----------------------------------
      Carl Deters
Title: Director of Properties              Title: [ILLEGIBLE]

Dated: [ILLEGIBLE]                         Dated: [ILLEGIBLE]

By: /s/ Sherie L. Dunn
   ----------------------------------
   Sherie L. Dunn
Title: District Manager

Dated: 7-12-91

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                                      LEASE

      Landlord hereby leases to Tenant and Tenant hereby leases from Landlord
the Premises set forth and described on the Reference Page. The Reference Page,
including all terms defined thereon, is hereby incorporated as part of this
Lease.

1.    USE AND RESTRICTIONS ON USE.

      The Premises shall be continuously used and occupied by Tenant, but only
for the purpose listed on the Reference Page, to the extent permitted by
applicable zoning regulations. Tenant shall at its own cost and expense obtain
any and all licenses and permits necessary for any such use. The parking of
automobiles, trucks or other vehicles in the areas not specifically designated
on Exhibit A and the outside storage of any property are prohibited without
Landlord's prior written consent. Tenant shall comply with all governmental
laws, ordinances and regulations applicable to the use of the Premises and its
occupancy thereof, and shall promptly comply with all governmental orders and
directives for the correction, prevention and abatement of any violations or
nuisances in or upon, or connected with, the Premise, all at Tenant's sole
expense. If, as a result of any change in the governmental laws, ordinances and
regulations, the Premises must be altered to lawfully accommodate Tenant's use
and occupancy thereof, such alterations shall be made only with the consent of
Landlord, but the entire cost thereof shall be borne by Tenant not to exceed
$20,000.00 per occurrence. In the event cost of such compliance exceeds
$20,000.00 Landlord shall have the option to complete required work at its
expense or to terminate the Lease with 60 day notice to Tenant. Provided, that,
the necessity of Landlord's consent shall in no way create any liability against
Landlord for failure of Tenant to comply, or alter the Premises to comply, with
such laws, ordinances and regulations. Tenant shall not permit any objectionable
or unpleasant odors, smoke, dust, gas, noise or vibrations to emanate from the
Premises, nor take any other action which would constitute a nuisance or would
disturb or endanger any other tenants of the Building, or un reasonably
interfere with such tenants' use of their respective premises or permit any use
which would adversely affect the reputation of the Building. Without Landlord's
prior written consent, Tenant shall not receive, store or otherwise handle any
product, material or merchandise which is explosive or highly flammable. Tenant
will not permit the Premises to be used for any purpose (including, without
limitation, the storage of merchandise) in any manner which would render the
insurance thereon void or increase the insurance rate thereof, and tenant shall
immediately cease and desist from such use, paying all cost and expense
resulting from such improper use.

2.    TERM.

      The Term of this Lease shall be as indicated on the Reference Page (unless
sooner terminated as herein provided). Tenant agrees that in the event of the
inability of Landlord to deliver possession of the Premises on the Commencement
Date, Landlord shall not be liable for any damage thereby, but Tenant shall not
liable for any rent until the time when Landlord can, after notice to Tenant,
deliver possession of the Premises to Tenant. No such failure to give possession
on the Commencement Date shall affect the other obligations of Tenant hereunder,
nor shall such failure be construed in any way to extend the Term. If Landlord
is unable to deliver possession of the Premises within 90 days of the
Commencement Date (other than as a result of strikes, shortages of materials or
similar matters beyond the reasonable control of Landlord and Tenant is noticed
by Landlord in writing as to such delay), Tenant shall have the option to
terminate this Lease unless said delay is as a result of : (a) Tenant's failure
to agree to plans and specifications; (b) Tenant's request for materials,
finishes or installations other than Landlord's standard; (c) Tenant's change in
plans; or (d) performance or completion by a party employed by Tenant. If said
delay is the result of any of the foregoing, the Commencement Date and the
payment of rent hereunder shall be accelerated by the number of days of such
delay.

      In the event Landlord shall permit Tenant to occupy the Premises prior to
the Commencement Date, such occupancy shall be subject to all the provisions of
the Lease. Said early possession shall not advance the Termination Date. Upon
completion of Landlord's improvements, as stated on exhibit "B", tenant shall
have two (2) weeks early occupancy with no rent due.

3.    RENT. See also Article 46. "SCHEDULE OF RENTS."

      Tenant agrees to pay to Landlord the Annual Rent by paying the Monthly
Installment of Rent on or before the first day of each full calendar month
during the Term, except that the first month's rent shall be paid upon the
execution hereof. Rent for any period during the Term which is less than one
full month shall be a prorated portion of the Monthly Installment of Rent based
upon a 30 day month. Said rent shall be paid to Landlord, without deduction or
offset and without notice or demand at the Landlord's address, as set forth on
the Reference Page, or to such other person or at such other place as Landlord
may from time to time designate in writing.

      Tenant recognizes that late payment of any rent or other sum due hereunder
will result in administrative expense to Landlord, the extent of which
additional expense is extremely difficult and economically impractical to
ascertain. Tenant therefore agrees that if rent or any other sum is due and
payable pursuant to this Lease, and when such amount remains due and unpaid ten
days after said amount is due, such amount shall be increased by a late charge
in an amount equal to the greater of: (a) $50.00, or (b) a sum equal to 5% of
the unpaid rent or other payment. The amount of the late charge to be paid by
Tenant shall be reassessed and added to Tenant's obligation for each successive
monthly period until paid. The provisions of this Article in no way relieve
Tenant of the obligation to pay rent or other payments on or before the date on
which they are due, nor do the terms of this Article in any way affect
Landlord's remedies pursuant to Article 21 of this Lease in the event said rent
or other payment is unpaid after the date due.

      No security or guarantee which may now or hereafter be furnished to
Landlord for the payment of rent or the performance of the Tenant's other
obligations under this Lease shall in any way constitute a bar to the recovery
of the Premises or defense to any

<PAGE>

action in unlawful detainer or to any other action which Landlord may bring for
a breach of any of the terms, covenants or conditions of this Lease.

4.    REAL ESTATE TAXES.

      Landlord agrees to pay all general and special taxes, assessments and
governmental charges of any kind and nature whatsoever (hereinafter collectively
referred to as "Taxes") lawfully levied against the Building, the real property
on which it is situated and the grounds, parking areas, driveways and alleys
around the Building. Tenant shall pay to Landlord as additional rent upon demand
at the time the bill for each installment for any tax year applicable to the
Term (or any renewal or extension thereof) issues, Tenant's Proportionate Share
of the amount of such taxes applicable to each installment less any monthly
payments paid by Tenant as provided below for such tax year. Prior to the actual
determination of the Taxes for a calendar year, Landlord may, if it so elects
and at any time or from time to time during said calendar year, estimate the
amount of such Taxes. If, in the estimation of Landlord, such Taxes will exceed
the previous year's Taxes, Landlord shall give Tenant written notification of
the amount of such estimated excess and Tenant agrees that it will increase its
Monthly Installment of Rent subsequent to receipt of such written notification
to include such excess. If the total Tenant actually paid for estimated taxes
pursuant to this Paragraph is more than the actual Tax, Landlord shall remit the
excess to Tenant within thirty (30) days of the making of such determination or,
at Landlord's election, credit such amount against the next Monthly Installment
of Rent. In addition, Tenant shall pay upon demand Tenant's Proportionate Share
of any fees, expenses and cost incurred by Landlord in protesting any
assessments, levies or the tax rate, to be offeset solely and proportionately by
any savings achieved by appeal. Taxes shall include the following by way of
illustration, but not limitation: real estate taxes; any other such taxes,
charges and assessments which are levied with respect to the Building, and any
improvements, fixtures and equipment and all other property of Landlord, real or
personal, located in the Building and used in connection with the operation of
the Building and the land upon which they are situated including any payments to
any ground lessor in reimbursement of tax payments made by such lessor; fees or
assessments for any governmental services to the Building; service payments in
lieu of taxes; dues or assessments payable to any property owners association
due to Landlord's ownership of the Building; water and sewer charges; and any
gross receipts tax and/or any tax which shall be levied in addition to or in
lieu of real estate, possessory interest or personal properly taxes. Any payment
to be made pursuant to this Article with respect to the real estate tax year in
which the Lease commences or terminates shall be prorated.

5.    SECURITY DEPOSIT.

      Tenant has deposited with Landlord the Security Deposit. Said sum shall be
held by Landlord as security for the faithful performance by Tenant of all the
terms, covenants and conditions of this Lease to be kept and performed by Tenant
and not as an advance rental deposit or as a measure of Landlord's damage in
case of Tenant's default. If Tenant defaults with respect to any provision of
this Lease, Landlord may use any part of this Security Deposit for the payment
of any rent or any other sum in default, or for the payment of any amount which
Landlord may spend or become obligated to spend by reason of Tenant's default,
or to compensate Landlord for any other loss or damage which Landlord may suffer
by reason of Tenant's default. If any portion is so used, Tenant shall within
five days after written demand therefore deposit with Landlord an amount
sufficient to restore the Security Deposit to its original amount and Tenant's
failure to do so shall be a material breach of this Lease. Landlord shall not be
required to keep this Security Deposit separate from its general funds, and
Tenant shall not be entitled to interest on such deposit. If Tenant shall fully
and faithfully perform every provision of this Lease to be performed by it, the
Security Deposit or any balance thereof shall be returned to Tenant at such time
after termination of this Lease when Landlord shall have determined that all of
Tenant's obligations under this Lease have been fulfilled within fourteen (14)
days of Tenant's surrender of Premises consistent with Article 27.

6.    ALTERATIONS.

      Tenant shall not make or suffer to be made any alterations, additions, or
improvements, including, but not limited to, the attachment of any fixtures or
equipment in, on, or to the Premises or any part thereof or the making of any
improvements in excess of $5,000.00 non-structural as required by Article 7
without the prior written consent of Landlord, which may be withheld in
Landlord's reasonable discretion. Any alteration, additions or improvements to
be done by Tenant as part of Tenant's initial occupancy shall be specified in
Exhibit B. Any alteration, addition, or improvement in, on or to the Premises
including carpeting, but excepting movable furniture and personal property of
Tenant removable without material damage to the properly or the Premises, shall
be and remain the property of Tenant during the Term but shall, unless Landlord
elects otherwise, become a part of the realty and belong to Landlord without
compensation to Tenant upon the expiration or sooner termination of the Term and
title shall pass to Landlord under this Lease as by a bill of sale. When
applying for such consent, Tenant shall, if requested by Landlord, furnish
complete plans and specifications for such alterations, additions and
improvements. In the event landlord consents to the making of any such
alteration, addition, or improvement by Tenant, at Tenant's sole cost and
expense. All alterations, additions or improvements proposed by Tenant shall be
constructed in accordance with all government laws, ordinances, rules and
regulations and Tenant shall, prior to construction, provide such assurances to
Landlord, including but not limited to, waivers of lien, surety company
performance bonds and personal guaranties of individuals of substance, as
Landlord shall require to assure payment of the costs thereof and to protect
landlord against any loss from any mechanics', materialmen's or other liens.
Tenant shall pay in addition to any sums due pursuant to Article 4 above any
increase in real estate taxes attributable to any such alteration, addition, or
improvement for so long, during the Term, as such increase is ascertainable.
Upon the expiration or sooner termination of the Term as herein provided, Tenant
shall upon demand by Landlord, at Tenant's sole cost and expense, forthwith and
with all due diligence remove any such alterations, additions or improvements
which are designated by Landlord to be removed, and Tenant shall forthwith and
with all due diligence, at its sole cost and expense, repair and restore
Premises to their original condition, reasonable wear and tear and loss by
casualty covered by Article 23 excepted.

7.    TENANT'S REPAIRS.

      (A) Tenant shall as its own cost and expense keep and maintain all parts
of the Premises, the Building and the surrounding real estate for which Landlord
is not expressly responsible under the terms of the Lease, including portions
shared in common with

<PAGE>

other tenants of the Building but not including other tenant's premises, in good
condition, promptly making all necessary repairs and replacements, whether
ordinary or extraordinary, or nonstructural, with materials and workmanship of
the same character, kind and quality as the original, including but not limited
to windows, glass and plate glass, doors, skylights, any special office entries,
interior walls and finish work, floors and floor coverings, downspouts, gutters,
heating and air conditioning and air conditioning systems, electrical systems
and fixtures, sprinkler systems, dock boards, truck doors, dock bumpers,
plumbing work and fixtures, termite and pest extermination, regular removal of
trash and debris. Tenant as part of its obligations hereunder shall (i) keep the
parking areas, driveways, alleys and the whole of the property in a clean and
sanitary condition, and (iii) without injury to the roof, other horizontal
surfaces of the Building, downspouts, parking areas, driveways and sidewalks,
remove all snow and ice from same. Tenant will, as far as possible, keep all
such parts of the Premises, Building and the real estate on which the Building
is located from deterioration due to ordinary wear and from falling temporarily
out of repair, and upon termination of this Lease in any way Tenant will yield
up the Premises to Landlord in good condition and repair, reasonable wear and
tear and loss by fire or other casually covered by insurance to be maintained by
Landlord pursuant Paragraph 23 (A) hereof excepted (but not excepting any damage
to glass or loss not reimbursed by insurance because of the existence of a
deductible under the appropriate policy).

      (B) Tenant shall not damage any demising wall or disturb the integrity and
support provided by any demising wall and shall, at its sole cost and expense,
promptly repair any damage or injury to any demising wall caused by Tenant or
its employees, agents or invitees.

      (C) Tenant and its employees, customer and licensees shall have the
nonexclusive right to use, in common with the other parties occupying said
Building, common parking areas, if any, (exclusive of any parking or work load
areas designated or to be designated by Landlord for the exclusive use of Tenant
or other tenants occupying or to be occupying other portions of the Building),
driveways and alleys adjacent to said Building, subject to such reasonable rules
and regulations as Landlord may from time to time prescribe. Further, Landlord
reserves the right to perform, upon notice to Tenant, the paving and landscape
maintenance for the grounds around the Building, including, but not limited to,
the mowing of the grass, care of shrubs, general landscaping and maintenance of
common parking areas, if any, driveways and alleys, roof repairs, exterior
painting, common sewage line plumbing, and repair and maintenance of any other
items, the obligations for which are shared by other tenants in the Building and
other improvements of which the Premises are a part, all of which are otherwise
Tenant's obligations under Paragraph 7(A), and Tenant shall, in lieu of the
obligations set forth under Paragraph 7(A) with respect to such items, be liable
for Tenant's Proportionate Share (as set forth on the Reference Page) of the
cost and expense thereof including a reasonable management fee unless Landlord
in its sole discretion determines that such cost and expense is properly
allocable in another proportion or solely to either Tenant or the other tenants
occupying said Building. Tenant shall pay to Landlord its share, determined as
aforesaid, of such costs and expenses, upon demand, as additional rent, in the
event Landlord elects to perform or cause to be performed such work.

      (D) Tenant shall, at its own cost and expenses, enter into a regularly
scheduled preventive maintenance/service contract with a maintenance contractor
approved by Landlord, (and a copy thereof shall be furnished to Landlord), for
servicing all heating and air conditioning systems and equipment within the
Premises. The service contract must include all services suggested by the
equipment manufacturer in the operation/maintenance manual and must become
effective within 30 days of the date Tenant takes possession of the Premises.

      (E) Tenant shall, at its own cost and expense to the extent not covered by
the insurance to be maintained by Landlord under Article 23, repair any damage
to the Premises or the Building resulting from and/or caused in whole or in part
by the negligence or misconduct of Tenant, its agents, servants, employees,
patrons, customers, or any other person entering upon the properly as a result
of Tenant's business activities or caused by Tenant's default hereunder.

8.    LANDLORD'S REPAIRS.

      Landlord shall at its expense maintain in good repair, reasonable wear and
tear and any casualty covered by the provisions of Article 23 excepted, only the
foundation and the structural soundness of the exterior walls and of the roof of
the Building. Tenant shall immediately give Landlord written notice of any such
defect or need for repairs after which Landlord shall have a reasonable
opportunity to repair the same or cure such defect. Landlord's liability with
respect to any defects, repairs or maintenance for which Landlord is responsible
under any of the provisions of the Lease shall be limited to the cost of such
repairs or maintenance or the curing of such defect. The term "walls" as used
herein shall not include windows, glass or plate glass, doors, special store
fronts or office entries.

9.    SIGNS.

      Tenant's shall not install any signs upon the Premises or the exterior of
the Building without Landlord's prior written consent. If Landlord shall consent
to any sign, upon termination of the Lease Tenant shall remove said sign and
restore the Premises and/or the Building in accordance with the provisions of
Article 6 or, at Landlord's option, said sign shall become part of the realty
and belong to Landlord without compensation to Tenant and title shall pass to
Landlord under this Lease as by a bill of sale.

<PAGE>

10.   LIENS.

      Tenant shall keep the Premises and Tenant's leasehold interest in the
Premises tree from any liens arising out of any work performed, materials
furnished, or obligations incurred by tenant. In the event that Tenant shall
not, within ten days following the imposition of any such lien, cause the same
to be released of record, Landlord shall have the right to cause the same to be
released by such means as it shall deem proper, including payment of the claim
giving rise to such lien. All such sums paid by Landlord and all expenses
incurred by it in connection therewith shall be considered additional rent and
shall be payable to it by Tenant on demand with interest at the rate of 18% per
annum or the highest rate permitted by law, whichever is lower.

11.   ASSIGNMENT OF SUBLETTING.

      (A) Tenant shall not have the right to assign or pledge this Lease or to
sublet the whole or any part of the Premises, whether voluntary or by operation
of law, or permit the use or occupancy of the Premises by anyone other than
Tenant, or assign this Lease for security purposes, without the prior written
consent the Landlord, which consent shall not be unreasonably withheld, and
such restrictions shall be binding upon any assignee or subtenant to which
Landlord has consented. In the event Tenant desires to sublet the Premises, or
any portion thereof, or assign this Lease, Tenant shall give written notice
thereof to Landlord at least 90 days but no more than 180 days prior to the
proposed commencement date of such subletting or assignment, which notice shall
set forth the name of the proposed subtenant or assignee, the relevant terms of
any sublease and copies of financial reports and other relevant financial
information of the proposed subtenant or assignee. Notwithstanding any permitted
assignment or subletting, Tenant shall at all times remain directly and
primarily responsible and liable for the payment of the rent herein specified
and for compliance with all of its other obligations under this Lease. Upon the
occurrence of an "event of default" (as hereinafter defined), if the Premises or
any part thereof are then sublet, Landlord, in addition to any other remedies
provided herein or by law, may collect directly from such subtenant all rents
due and becoming due to Tenant under such sublease and apply such rent against
any sums due to Landlord from Tenant hereunder. No such collection directly from
an assignee or subtenant shall be construed to constitute a novation or a
release of Tenant from the further performance of Tenant's obligations
hereunder.

      (B) In addition to Landlord's right to approve of any subtenant or
assignee, Landlord shall have option, in its sole discretion, in the event of
any proposed of any subletting or assignment, to terminate this Lease, or in the
case of a proposed subletting of less than the entire Premises, to recapture the
portion of the Premises to be sublet, as of the date the subletting or
assignment is to be effective. The option shall be exercised by Landlord's
giving Tenant written notice thereof within 15 days following Landlord's receipt
of Tenant's written notice as required above. If this Lease shall be terminated
with respect to the entire Premises the Term shall end the date stated in
Tenant's notice as the effective date of the sublease or assignment as if that
date had been originally fixed in this Lease for the expirations of the Term. If
Landlord recaptures only a portion of the Premises, the rent during the
unexpired Term shall abate, proportionately, based on the rent as of the date
immediately prior to such recapture. Tenant shall, at Tenant's own cost and
expense, discharge in full any outstanding commission obligation on the part of
Landlord with respect to this Lease, and any commissions which may be due and
owing as a result of any proposed assignment or subletting, whether or not the
Premises are recaptured pursuant hereto and rented by Landlord to the proposed
tenant or any other tenant.

      (C) Consent by Landlord to any assignment or subletting shall not include
consent to the assignment or transferring of any lease renewal option rights or
space option rights of the Premises, special privileges or extra services
granted to Tenant by this Lease, or addendum or amendment thereto or letter of
agreement (and such options, right, privileges or services shall terminate upon
such assignment), unless Landlord specifically grants in writing such options,
right, privileges or services to assign or subtenant. Any sale, assignment,
mortgage, transfer of this Lease or subletting which does not comply with the
provisions of this Article shall be void.

      (D) In the event that Tenant sells, sublets, assigns, or transfers this
Lease and at any time receives periodic rent and/or other consideration which
exceeds that which Tenant would at that time be obligated to pay to Landlord,
Tenant shall pay to Landlord 100% of the gross increase in such rent as such
rent is received by Tenant and 100% of any other consideration received by
Tenant from such subtenant in connection with such sublease or in the case of an
assignment of this lease by Tenant, Landlord shall receive 100% of any
consideration paid to tenant by such assignee in connection with such assignment
less broker's commission and reasonable attorney's fees.

      (E) Should Landlord agree to authorize and execute an assignment or
sublease agreement, Tenant will pay to Landlord on demand a sum equal to all of
Landlord's costs. Including attorney's fees, incurred in connection with such
assignment or transfer.

12.   INDEMNIFICAITON.

      Landlord shall not be liable and Tenant hereby waives all claims against
Landlord for any damage to any property or any injury to any person in or about
the Premises or the Building by or from any cause whatsoever, (including without
limiting the foregoing, rain or water leakage of any character from the roof,
windows, walls, basement, pipes, plumbing works or appliances, the Building not
being in good condition or repair, gas, fire, oil, electricity or theft); except
that Landlord will indemnify and hold Tenant harmless from such claims to the
extent caused by the negligent or willful act of Landlord, or its agents,
employees or contractors. Tenant shall hold Landlord harmless from and defend
landlord against any and all claims, liability or costs (including court costs
and attorney's fees) for any damage to any property or any injury to any person
occurring in, on or about the Premises or the Building when such injury or
damage shall be caused by or arise from, in part or in whole, (a) the act,
neglect, fault, or omission to meet the standards imposed by any duty with
respect to the injury or damage, by Tenant, its agents, servants, employees or
invitees; (b) the conduct or management of any work or thing whatsoever done by
the Tenant in or about the Premises or from transactions of the Tenant
concerning the Premises; or (c) any breach or default on the part of the Tenant
in the performance of any covenant or

<PAGE>

agreement on the part of the Tenant to be performed pursuant to this Lease. The
provisions of this Article shall survive the termination of this Lease with
respect to any claims or liability occurring prior to such termination.

13.   INSURANCE.

      Tenant agrees to purchase at its own expense and to keep in force during
the term of this Lease a comprehensive public liability and property damage
insurance policy to protect against any liability to the public or to any
invitee of Tenant or Landlord incident to the use of or resulting from any
accident occurring upon the Premises with a comprehensive single limit of not
less than $1,000,00.00. Said policy or policies shall: (a) name Landlord in or
as an additional insured, and insure Landlord's contingent liability under this
Lease; (b) be issued by an insurance company which is acceptable to Landlord;
and (c) provide that said insurance shall not be cancelled unless 30 days prior
written notice shall have been given to Landlord. Said policy or policies or
certificates thereof shall be delivered to Landlord by Tenant upon the
Commencement Date and upon each renewal of said insurance.

14.   WAIVER OF SUBROGATION.

      So long as their respective insurers so permit, Tenant and Landlord hereby
mutually waive their respective rights of recovery against each other for any
loss insured by fire, extended coverage or all risk insurance now or hereafter
existing for the benefit of the respective party. Each party shall obtain any
special endorsements required by their insurer to evidence compliance with
aforementioned waiver.

15.   SERVICE AND UTILITIES.

      Landlord agrees to provide, at its cost, water, electricity and telephone
service connections into the Premises; but Tenant shall pay for all water, gas,
heat, light, power, telephone, sewer, sprinkler system charges and other
utilities and services used on or from the Premises, including without
limitation, Tenant's Proportionate Share of any central station signaling system
installed in the Premises or the Building, together with any taxes, penalties,
and surcharges or the like pertaining thereto and any maintenance charges for
utilities. Tenant shall furnish all electric light bulbs, tubes and ballets. If
any such services are not separately metered to Tenant, Tenant shall pay such
proportion of all charges jointly shared or metered with other premises as
determined by Landlord, in its sole discretion, to be reasonable. Any such
charges paid by Landlord and assessed against Tenant shall be immediately
payable to Landlord on demand and shall be additional rent hereunder. Landlord
shall in no event be liable for any interruption or failure of utility services
on or to the Premises. Tenant shall not be required to pay water use penalties
not caused by Tenant's use.

16.   HOLDING OVER.

      Tenant shall pay Landlord for each day Tenant retains possession of the
Premises or part thereof after Termination hereof by lapse of time or otherwise
150% of the amount of the Annual Rent for the last period prior to the date of
such termination Plus all rent adjustments as provided in Article 4,41 and 42
prorated on a daily basis, and also pay all damages sustained by Landlord by
reason of such retention, and shall indemnify and hold Landlord harmless from
any loss or liability resulting from such holding over and delay in surrender.
If Landlord gives notice to Tenant of Landlord's election thereof, such holding
over shall constitute renewal of this Lease for a period from month to month or
for one year, whichever shall be specified in such notice, in either case at
150% of the Annual Rent being paid to Landlord under this Lease immediately
prior thereto, Plus all rent adjustments as provided in Article 4,41 and 42 but
if the Landlord does not so elect, acceptance by Landlord of rent after such
termination shall not constitute a renewal; this provision shall not be deemed
to waive Landlord's right of re-entry or any other right hereunder or at law.

17.   SUBORDINATION.

      Without the necessity of any additional document being executed by Tenant
for the purpose of effecting a subordination, this Lease shall be subject and
subordinate at all times to ground or underlying lease and to the lien of any
mortgages or deeds of trust now or hereafter placed on, against or affecting the
Building, Landlord's interest or estate therein, or any ground or underlying
lease; provided, however, that if the lessor, mortgagee trustee, or holder of
any such mortgage or deed of trust elects to have Tenant's interest in this
Lease be superior to any such instrument, then by notice to Tenant this Lease
shall be deemed superior, whether this Lease was executed before or after said
instrument. Notwithstanding the foregoing, Tenant covenants and agrees to
execute and deliver upon demand such further instruments evidencing such
subordination or superiority of this Lease as may be required by Landlord.

18.   RULES AND REGULATIONS.

      Landlord reserves the right to establish reasonable rules and regulations
which will be applied uniformly to all tenants. Tenant shall faithfully observe
and comply with all the rules and regulations as set forth in Exhibit C if any
attached hereto and all reasonable modifications of and additions thereto from
time to time put into effect by Landlord as well as all covenants, conditions
and restrictions of record. Landlord shall not be responsible to Tenant for the
non-performance by any other tenant or occupant of the Building of any such
rules and regulations.

<PAGE>

19.   REENTRY BY LANDLORD.

      Landlord reserves and shall at all times have the right to reenter, with
24 hour notice, the Premises to inspect the same, to supply any service to be
provided by Landlord to Tenant hereunder, to show said Premises to prospective
purchasers, mortgagees or tenants, and to alter, improve, or repair the Premises
and any other portion of the Building, without abatement of rent, and may for
that purpose erect, use, and maintain scaffolding, pipes, conduits, and
necessary structures in and through the Building and premises where reasonably
required by the character of the work to be performed, provided entrance to the
Premises shall not be blocked thereby, and further provide that the business of
Tenant shall not be interested with unreasonably. In the event that Landlord
requires access to any under-floor duct, Landlord's liability for carpet (or
other floor covering) replacement shall be limited to replacement of the piece
removed. Tenant hereby waives any claim for damages for any injury or
inconvenience to or interference with Tenant's business, any loss of occupancy
or quiet enjoyment of the Premises, and any other loss occasioned thereby. For
each of the aforesaid purposes, Landlord shall at all times have and retain a
key with which to unlock all of the doors in the premises, excluding Tenant's
vaults and safes, or special security areas (designated in advance), and
Landlord shall have the right to use any and all means which Landlord may deem
proper to open said doors in an emergency to obtain entry to any portion of the
Premises. Landlord shall also have the right at any time to charge the
arrangement and/or location of entrances or passageways, door and doorways, and
corridors, elevators, stairs, toilets, or other public parts of the Building,
and to change the name, number or designation by which the Building is commonly
known.

20.   DEFAULT.

      The following events shall be deemed to be events of default under this
Lease:

      (A) Tenant shall fall to pay when due any sum of money becoming due to be
paid to Landlord hereunder, whether such sum be any installment of the rent
herein reserved, any other amount treated as additional rent hereunder, or any
payment or reimbursement to Landlord required herein, whether or not treated as
additional rent hereunder, and such failure shall continue for a period of ten
days from the date such payment was due; or

      (B) Tenant shall fail to comply with any term, Provision or covenant of
this Lease other than by failing to pay when or before due any sum of money
becoming due to be paid to Landlord hereunder, and shall not cure such failure
within 20 days (forthwith, if the default involves a hazardous condition) after
written notice thereof to Tenant; or

      (C) Tenant shall abandon any substantial portion of the Premises; or

      (D) Except where Landlord consents to Tenant's hold over under Article 16,
Tenant shall fail to vacate the Premises immediately upon termination of the
Lease, by lapse of time or otherwise, or upon termination of Tenant's right to
possession only; or

      (E) The leasehold interest of Tenant shall be levied upon under execution
or be attached by process of law or Tenant shall fail to contest diligently the
validity of any lien or claimed lien and give sufficient security to Landlord to
insure payment thereof or shall fail to satisfy any adjustment rendered thereon
and have the same released, and such default shall continue for ten days after
written notice thereof to Tenant: or

      (F) Tenant shall become insolvent, admit in writing its inability to pay
its debts generally as they become due, file a petition in bankruptcy or a
petition to take advantage of any insolvency statute, make an assignment for the
benefit of creditors, make a transfer in fraud of creditors, apply for or
consent to the appointment of a receiver of itself or of the whole or any
substantial part of its property, or file a petition or answer seeking
reorganization or arrangement under the federal bankruptcy laws, as now in
effect or hereafter amended, or any other applicable law or statute of the
United Stated or any state thereof; or

      (G) A court of competent jurisdiction shall enter an order, judgment or
decree adjudicating Tenant a bankrupt, or appointing a receiver of Tenant, or of
the whole or any substantial part of its property, without the consent of
Tenant, or approving a petition filed against tenant seeking reorganization or
arrangement of Tenant under the bankruptcy laws of the United States, as now in
effect or hereafter amended, or any state thereof, and such order, judgment or
decree shall not be vacated or set aside or stayed within 30 days from the date
of entry thereof.

21.   REMEDIES.

      Upon the occurrence of any of such events of default described in Article
20 or elsewhere in this Lease, Landlord shall have the option to pursue any one
or more of the following remedies without any notice or demand whatsoever:

      (A) Landlord, may at its election, terminate this Lease or terminate
Tenant's right to possession only, without terminating the Lease;

      (B) Upon any termination of this Lease, whether by lapse of time or
otherwise, or upon any termination of Tenant's right to possession without
termination of the Lease, Tenant shall surrender possession and vacate the
Premises immediately, and deliver possession thereof to Landlord, and Tenant
hereby grants to Landlord full and free right to enter into and upon the
Premises in such

<PAGE>

event with or without process of law and to repossess Landlord of the Premises
as of Landlord's former estate and to expel or remove tenant and any others who
may be occupying or within the Premises and to remove any and all property
therefrom, without being deemed in any manner guilty of trespass, eviction of
forcible entry or detainer, and without incurring any liability for any damage
resulting therefrom, Tenant hereby waiving any right to claim damage for such
reentry and expulsion , and without relinquishing Landlord's right to rent or
any other right given to Landlord hereunder or by operation pf law;

      (C) Upon any termination of this Lease, whether by lapse of time or
otherwise, Landlord shall be entitled to recover as damages from Tenant: (i) The
worth at the time of award of any unpaid rent, including any amounts treated as
additional rent hereunder, which has been earned at the time of such
termination; plus (ii) The worth at the time of award of the amount by which the
unpaid rent, including any amounts treated as additional rent hereunder, which
would have been earned after termination until the time of awards exceeds the
amount of such rental loss Tenant proves could have been reasonably avoided;
plus (iii) The worth at the time of award of the amount by which the unpaid
rent, including any amounts treated as additional rent hereunder, for the
balance of the term after the time of award exceeds the amount of such rental
loss that tenant proves could be reasonably avoided; plus (iv) Any other amount
necessary to compensate landlord for all the detriment proximately caused by
Tenant's failure to perform its obligations under this Lease or which in the
ordinary course of things would be likely to result therefrom; plus (v) Such
other amounts in addition to or in lieu of the foregoing as may be permitted
from time to time by applicable California law.

      As used in (i) and (ii) above, the "worth at the time of award" is
computed by allowing interest at the maximum legal rate at the time of the
award. As used in (iii) above, the "worth at the time of award" is computed by
discounting such amount at the discount rate of the Federal reserve Bank of San
Francisco at the of award plus one percent (1%).

      (D) (i) Upon any termination of Tenant's right to possession only without
termination of the Lease, Landlord may, at Landlord's option, enter into the
Premises, remove Tenant's signs and other evidences of tenancy, and take and
hold possession thereof as provided in subparagraph (B) above, without such
entry and possession terminating the Lease or releasing Tenant, in whole or in
part, from any obligation including tenant's to pay the rent, including any
amounts treated as additional rent, hereunder for the full Term. In any such
case Tenant shall pay forthwith to Landlord, if landlord so elects, a sum equal
to the entire amount of the rent, including any amounts treated as additional
rent hereunder, for the residue of the Term plus any other sums provided herein
to be paid by Tenant for the remainder of the Term;

      (ii) Landlord may, but need not, relet the Premises or any part thereof
for such rent and upon such terms as Landlord in its sole discretion shall
determine (including the right to relet the Premises for a greater or lesser
term than that remaining under this Lease, the right to relet the Premises as a
part of a larger area, and the right to change the character or use made of the
Premises) and Landlord shall not be required to accept any tenant offered by
tenant or to observe any instructions given by Tenant about such reletting. In
any such case, Landlord may make repairs, alterations and additions in or to the
Premises, and redecorate the same to the extent Landlord deems necessary or
desirable, and Tenant shall, upon demand, pay the cost thereof, together with
Landlord's expenses of reletting including, without limitation, any broker's
commission incurred by landlord. If the consideration collected by landlord upon
any such reletting plus any sums previously collected from tenant are not
sufficient to pay the full amount of all rent, including any amounts treated as
additional rent hereunder and other sums reserved in this lease for the
remaining term hereof, together with the cost of repairs, alterations,
additions, redecorating, and lessor's expenses of reletting and the collection
of the rent accruing therefrom (including attorney's fee and broker's
commissions), Tenant shall pay to Landlord the amount of such deficiency upon
demand and tenant agrees that landlord may file suit to recover any sums falling
due under this section from time to time;

      (E) Landlord may, at Landlord's option, enter into and upon the Premises,
with or without process of law, if Landlord determines in its sole discretion
that Tenant is not acting within a commercially reasonable time to maintain,
repair or replace anything for which Tenant is responsible hereunder and correct
the same, without being deemed in any manner guilty of trespass, eviction or
forcible entry and detainer and without incurring any liability for any damage
resulting therefrom and Tenant agrees to reimburse Landlord, on demand, as
additional rent, for any expenses which Landlord may incur in thus effecting
compliance with Tenant's obligation under this Lease;

      (F) Any and all property which may be removed from the Premises by
Landlord pursuant to the authority of the Lease or of law, to which Tenant is or
may be entitled, may be handled, removed and stored, as the case may be, by or
at the direction of Landlord at the risk, cost and expense of Tenant, and
Landlord shall in no event be responsible for the value, preservation or
safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all
expenses incurred in such removal and all storage charges against such property
so long as the same shall be in Landlord's possession or under Landlord's
control. Any such property of Tenant not retaken by Tenant from storage within
30 days after removal from the Premises shall, at Landlord's option, be deemed
conveyed by Tenant to Landlord under this Lease as by a bill of sale without
further payment or credit by Landlord to Tenant.

      Pursuit of any of the foregoing remedies shall not preclude pursuit of any
of the other remedies herein provided or any other remedies provided by law or
at equity (all such remedies being cumulative), nor shall pursuit of any remedy
herein provided constitute a forfeiture or waiver of any rent due to Landlord
hereunder or of any damages accruing to Landlord by reason of the violation of
any of the terms, provisions and covenants herein contained. No act or thing
done by Landlord or its agents during the Term shall be deemed a termination of
this Lease or an acceptance of the surrender of the Premises, and no agreement
to terminate this Lease or accept a surrender of said Premises shall be valid
unless in writing signed by Landlord. No waiver by Landlord of any violation or
breach of any of the terms, provisions and covenants herein contained shall be
deemed or construed to constitute a waiver of any other violation or breach of
any of the terms, provision and covenants herein contained. Landlord's
acceptance of the payment of rental or other payments hereunder after the
occurrence of an event of default shall not be construed as an accord and
satisfaction, compromise or waiver of such default, unless Landlord so notifies
Tenant in writing. Forbearance by Landlord in enforcing one or more of the
remedies herein provided upon an event of default shall not be deemed or
construed to constitute a waiver of such default or of Landlord's right to
enforce any such remedies with respect to such default or any subsequent
default. If, on account of any breach or default by Tenant under the Lease, it
shall become necessary or appropriate for landlord to employ or consult with an

<PAGE>

attorney concerning or to enforce or defend any of Landlord's rights or
remedies, Tenant agrees to pay all attorneys' fees incurred by Landlord.

22.   QUIET ENJOYMENT

      Landlord represent and warrants that it has full right and authority to
enter into this Lease and that Tenant, while paying the rental and performing
its other covenants and agreements herein set forth, shall peaceably and quietly
have, hold and enjoy the Premises for the Term without hindrance or molestation
from Landlord subject to the terms and provisions of this Lease. In the event
this Lease is a sublease, then Tenant agrees to take the Premises subject to the
provision of the prior leases. Landlord shall not be liable for any interference
or disturbance by other tenants or third persons, nor shall Tenant be released
from any of the obligations of this Lease because of such interference or
disturbance.

23.   DAMAGE BY FIRE, ETC.

      (A) Landlord agrees to maintain standard fire and extended coverage
insurance covering the Building in an amount not less than 90% of the full
"replacement cost" thereof (as such term is defined in the Replacement Cost
Endorsement to be attached thereto, if any) insuring against the perils of fire
and lightning and including extended coverage, and earthquake and flood
coverage, or at Landlord's option, "All Risk" coverage, with earthquake and
flood coverage, all such coverages and endorsements to be as defined, provided
and limited in the standard bureau forms prescribed by the insurance regulatory
authority for the state in which the property is situated for use by insurance
companies admitted in such state for the writing of such insurance on risks
located within such state. Subject to the provisions of Paragraphs 23(C), 23(D)
and 23(F), such insurance shall be for the sole benefit of Landlord and under
its sole control. Such insurance shall include protection for continuation of
rental payments for a period of 12 months in the event of any damage caused by
the perils referred to above. Tenants agrees to pay Landlord, as additional
rental, Tenant's Proportionate Share of Landlord's cost of maintaining such
insurance. Said payments shall be made to Landlord within ten days after
presentation to Tenant of Landlord's statement setting forth the amount due, and
the failure to pay such share shall be treated in the same manner as a default
in the payment of rent hereunder when due. Any payment to be made pursuant to
this Paragraph with respect to the year in which the Lease commences or
terminates shall be prorated. Tenant shall not take out separates insurance
concurrent in form or contributing in the event of loss with that required to be
maintained by Landlord hereunder unless Landlord is included as an additional
insured thereon. Tenant shall immediately notify Landlord whenever any such
separate insurance is taken out and shall promptly deliver to Landlord the
policy or policies of such insurance.

      (B) If the Building should be damaged or destroyed by fire, tornado or
other casually, Tenant shall give immediate written notice thereof to Landlord.

      (C) If the Building should be damaged by any peril covered by the
insurance to be provided by Landlord under Paragraph 23(A), but only to such
extent that the Building can in Landlord's estimation be materially restored
within 180 days after the date upon which Landlord is notified by Tenant of such
damage (except that Landlord may elect not to rebuild if such damage occurs
during the last year of the term), this Lease shall not terminate, and Landlord
shall at its sole cost and expense thereupon proceed with reasonable diligence
to rebuild and repair such Building to substantially the condition in which it
existed prior to such damage, except Landlord shall not be required to rebuild,
repair or replace any part of the partitions, fixtures, additions and other
improvement which may have been placed in, on or about the Premises by Tenant.
If the premises are untenantable in whole or in part following such damage, the
rent payable hereunder during the period in which the Premises are untenantable
shall be reduced to such extent as may be fair and reasonable under all of the
circumstances. In the event that Landlord should fail to materially restore the
Building within 180 days after the date upon which Landlord is notified by
Tenant of such damage, Tenant may (if it has given Landlord at least 30 days
notice of its need and intent to do so) at its option terminate this Lease by
delivering written notice of termination to Landlord as Tenant's exclusive
remedy. Whereupon all rights and obligations hereunder shall cease and
terminate; provided, however, that if construction is delayed because of
changes, deletions, or additions in construction requested by Tenant, strikes,
lockouts, casualties, acts of God, war, material or labor shortages,
Governmental regulation or control or other causes beyond the reasonable control
of Landlord, the period for restoration, repair or rebuilding shall be extended
for the amount of time Landlord is so delayed. For purposes hereof, the Building
or Premises shall be deemed "materially restored" if they are in such condition
as would not prevent or materially interfere with Tenant's use of the Premises
for the purpose for which it was then being used.

      (D) If the Building should be damaged or destroyed by fire, tornado or
other casualty and Landlord is not required to rebuild pursuant to the
provisions of Paragraph 23(C), this Lease shall at the option of Landlord, upon
notice to Tenant, given within 30 days after Landlord is notified by Tenant of
such damage, terminate and the rent shall be abated during the unexpired portion
of this Lease, effective upon the date of the occurrence of such damage.

      (E) Notwithstanding anything herein to the contrary, in the event the
holder of any indebtedness secured by a mortgage or deed of trust covering the
Premises or the Building requires that the insurance proceeds be applied to such
indebtedness, then Landlord shall have the right to terminate this Lease by
delivering written notice of termination to Tenant within 15 days after such
requirement is made by any such holder, whereupon this Lease shall end on the
date of such notice to Tenant as if the date of such notice were the date
originally fixed in this Lease for the expiration of the Term

      (F) In the event of any damage or destruction to the Premises by any peril
covered by the provisions of this Article, Tenant shall, upon notice from
Landlord, forthwith remove, at its sole cost and expense, such portion or all of
Tenant's shelves, bins, machinery and other trade fixtures and all other
property belonging to Tenant or his licensees from such portion or all of the
premises as Landlord shall request and Tenant hereby indemnifies and holds
Landlord (including without limitation the trustee and beneficiaries if Landlord
is a trust), Landlord's agents and employees harmless from any loss, liability,
claims, suits, costs, expenses, including attorney's fees and damages, both real
and alleged, arising out of any damage or injury as a result of the failure to
properly secure the Premises prior to such removal and/or as a result of such
removal.

<PAGE>

24.   EMINENT DOMAIN.

      (A) If the whole or any substantial part of the Building should be taken
for any public or quasi-public use under governmental law, ordinance or
regulation, or by right of eminent domain, or by private purchase in lieu
thereof and the taking would prevent or materially interfere with the use of the
Premises or Building for the purposes for which they are then being used, this
Lease shall terminate and the rent shall be abated during the unexpired portion
of this Lease, effective when the physical taking of said property shall occur.

      (B) If part of the Building shall be taken for any public or quasi-public
use under any government law, ordinance or regulation, or by right of eminent
domain, or by private purchase in lieu thereof, and this Lease is not terminated
as provided in Paragraph 24(A), this Lease shall not terminate but the rent
payable hereunder during the unexpired portion of this lease shall be reduced to
such extent, if at all, as may be fair and reasonable under all of the
circumstances and Landlord shall undertake to restore the Premises to a
condition suitable for Tenant's use, as near to the condition thereof
immediately prior to such taking as is reasonably feasible under all the
circumstances.

      (C) In the event of any such taking or private purchase in lieu thereof,
Landlord and Tenant shall each be entitled to receive and retain such separate
awards and/or portion of lump sum awards as may be allocated to their respective
interests in any condemnation proceedings; provided that Tenant shall not be
entitled to receive any award for Tenant's loss of its leasehold interest, the
right to such award being hereby assigned by Tenant to Landlord.

25.         SALE BY LANDLORD.

            In event of a sale or conveyance by Landlord of the Building, the
same shall operate to release Landlord from any future liability upon any of the
covenants or conditions, expressed or implied, herein contained in favor of
Tenant, and in such event Tenant agrees to look solely to the responsibility of
the successor in interest of Landlord in and to this Lease. Except as set forth
in this Article, this Lease shall not be affected by any such sale, and Tenant
agrees to attorn to the purchaser or assignee. If any security has been given by
Tenant to secure the faithful performance of any the covenants of this Lease.
Landlord may transfer or deliver said security, as such, to Landlord's successor
in interest and thereupon Landlord shall be discharged from any further
liability with regard to said security, provided that any successor shall not be
liable for such security unless such successor receives the same.

26.         ESTOPPEL CERTIFICATES.

            Within ten days following any written request which Landlord may
make from time to time, Tenant shall execute and deliver to Landlord or any
prospective Landlord or mortgagee or prospective mortgagee a sworn statement
certifying: (a) the date of commencement of this Lease, (b) the fact that this
Lease is unmodified and in full force and effect (or, if there have been
modifications hereto, that this Lease is in full force and effect, as modified,
and stating the date and nature of such modification), (c) the date to which the
rent and other sums payable under this Lease have been paid, (d) the fact that
there are no current defaults under this Lease by either Landlord or Tenant
except as specified in tenant's statement, and (e)such other matters requested
by Landlord. Landlord and Tenant intend that any statement delivered pursuant to
this Article may be relied upon by any mortgagee, beneficiary or purchaser and
Tenant shall be liable for all loss, cost or expense resulting from the failure
of any sale or funding of any loan caused by any material misstatement contained
in such estoppel certificate. Tenant hereby irrevocably appoints Landlord or if
Landlord is a trust, Landlord's beneficiary or agent, as attorney-in-fact for
the Tenant with full power and authority to execute and deliver in the name of
Tenant such estoppel certificate if Tenant fails to deliver the same within such
ten day period and such certificate as signed by Landlord, Landlord's
beneficiary or agent, as the case may be, shall be fully binding on Tenant, if
Tenant fails to deliver a contrary certificate within five days after receipt by
Tenant of a copy of the certificate executed by Landlord, Landlord's beneficiary
or agent, as the case may be, on behalf of Tenant.

27.         SURRENDER OF PREMISES.

            Tenant shall, at least 90 days before the last day of the Term
arrange to meet Landlord for a joint inspection of the Premises. In the event of
Tenant's failure to arrange such joint inspection, Landlord's inspection at or
after Tenant's vacating the Premises shall be conclusively deemed correct for
purposes of determining Tenant's responsibility for repairs and restoration.

            At the end of the Term or any renewal thereof or other sooner
termination of this Lease, Tenant will peaceably deliver up to Landlord
possession of the Premises, together with all improvements or additions upon or
belonging to the same, by whomsoever made, in the same condition as received or
first installed broom clean and free of all debris, ordinary wear and tear and
damage by fire, earthquake, Act of God, or the elements alone excepted. Tenant
may, upon termination of this Lease, remove all movable partitions of less than
full height from floor to ceiling, counters, and other personal property of
Tenant removable without material damage to such property or the Premises
previously installed by Tenant, at Tenant's sole cost, title to which shall be
in Tenant until such termination, repairing such damage caused by such removal.
Property not so removed shall be deemed abandoned by the Tenant and title to the
same shall thereupon pass to Landlord under this Lease as by a bill of sale.
Upon request by Landlord, Tenant shall remove any or all permanent improvements
or additions to the Premises installed at Tenant's cost and all movable
partitions, counters and other personal property of Tenant removable without
material damage to such property or the Premises which may be left by Tenant and
repair any damage resulting from such removal. Tenant shall indemnify Landlord
against any loss or liability resulting from delay by Tenant in so surrendering
the Premises, including without limitation any claims made by any succeeding
Tenant founded on such delay.

            All obligation of Tenant hereunder not fully performed as of the
expiration or earlier termination of the Term of this Lease shall survive the
expiration or earlier termination of the Term. Upon the expiration or earlier
termination of the Term, Tenant

<PAGE>

shall pay to Landlord the amount, as estimated by Landlord, necessary: (i) to
repair and restore the Premises as provided herein; and (ii) to discharge
Tenant's obligation for unpaid amounts due Landlord. All such amounts shall be
used and held by Landlord for payment of such obligations of Tenant, with Tenant
being liable for any additional costs upon demand by Landlord, or with any
excess to be returned to Tenant after all such obligations have been determined
and satisfied. Any Security Deposit shall be credited against the amount payable
by Tenant hereunder.

28.         NOTICES.

            Any notice or document required or permitted to be delivered
hereunder shall be in writing and shall be effective upon delivery, if
personally delivered, or two days after mailing, if mailed. All notices shall be
personally delivered or sent by United States Mail, postage prepaid, Certified
or Registered Mail, addressed to the parties hereto at the respective addresses
set forth opposite their respective signatures on the Reference Page, or at such
other address as they have theretofore specified by written notice delivered in
accordance herewith.

29.         TAXES PAYABLE BY TENANT.

            In addition to rent and other charges to be paid by Tenant
hereunder, Tenant shall reimburse to Landlord, upon demand, any and all taxes
payable by Landlord (other than net income taxes) whether or not now customary
or within the contemplation of the parties hereto: (a) upon, allocable to, or
measured by or on the gross or net rent payable hereunder, including without
limitation any gross income tax, sales tax or excise tax levied by the State,
any political subdivision thereof, or the Federal Government with respect to the
receipt of such rent; or (b) upon or with respect to the possession, leasing,
operation, management, maintenance, alteration, repair, use or occupancy of the
Premises or any portion thereof, including any sales, use or service tax imposed
as a result thereof; or (c) upon or measured by the Tenant's gross receipt or
payroll or the value of Tenant's equipment, furniture, fixtures, and other
personal property of Tenant or leasehold improvements, alterations, additions,
located in the Premises; or (d) upon this transaction or any document to which
Tenant is a party creating or transferring an interest or an estate in the
Premises.

            In addition to the foregoing, Tenant agrees to pay, before
delinquency, any and all taxes levied or assessed against Tenant and which
become payable during the term hereof upon Tenant's equipment, furniture,
fixtures, and other personal property of Tenant located in the Premises.

30.         DEFINED TERMS AND HEADINGS.

            The article headings herein are for convenience of reference and
shall in no way define, increase, limit, or describe the scope or intent of any
provision of this Lease. Any indemnification of, insurance of, or option granted
to Landlord shall also include or be exercisable by Landlord's trustee,
beneficiary, agents and employees, as the case may be. In any case, where this
Lease is signed by more than one person, the obligations hereunder shall be
joint and several. The terms "Tenant" and "Landlord" or any pronoun used in
place thereof shall indicate and include the masculine or feminine, the singular
or plural number, individuals, martial communities, firms, or corporations, and
their and each of their respective successors, executors, administrators, and
permitted assigns, according to the context hereof. Tenant agrees to furnish
promptly upon demand a corporate resolution, proof of due authorization by
partners, or other appropriate documentation evidencing the due authorization of
Tenant to enter into this Lease. The Term "rentable area" shall mean the
rentable area of the Premises or the Building as calculated by the Landlord on
the basis of the plans and specifications (which were available for inspection
by Tenant at the time the Lease was executed) of the Building and including a
proportionate share of any common areas. Tenant hereby consents and agrees that
the calculation of rentable area on the Reference Page shall be controlling.

31.   ERISA REPRESENTATION.

      Tenant represents and warrants to Landlord that, as of the date hereof,
neither Tenant nor any affiliate of Tenant has employee pension or
profit-sharing plans that hold, in the aggregate, beneficial interests
representing greater than five percent of the total assets of any RREEF
investment fund. Tenant acknowledges that a breach of the foregoing
representation and warranty may constitute a prohibited transaction under the
terms of the Employee Retirement Income Security Act of 1975 and the Internal
Revenue Code, as modified by PTE 82-51, an administrative exemption from certain
of the prohibited transaction rules granted to the RREEF Funds by the United
States Department of Labor (46 Fed. Reg. 14,238 (April 2, 1982)). If, at any
time, Tenant or any affiliate of Tenant has employee pension or profit-sharing
plans that hold, in the aggregate, beneficial interests representing greater
than five percent of the total assets of any RREEF investment fund, Tenant shall
promptly advise Landlord of such fact in writing.

32.   ENFORCEABILITY.

      If for any reason whatsoever any of the provisions hereof shall be void,
unenforceable or ineffective, all of the other provisions shall be and remain in
full force and effect.

33.   COMMISSIONS.

      Each of the parties (i) represents and warrants to the other that it has
not dealt with any broker or finder in connection with this Lease, except as
described on the Reference Page; and (ii) indemnifies and holds the other
harmless from any and all losses, liability, costs or expenses (including
attorneys' fees) incurred as a result of any breach of the foregoing warranty.

<PAGE>

34.   TIME AND APPLICABLE LAW.

      Time is of the essence of this Lease and all of its provisions. This Lease
shall in all respects be governed by the laws of the state in which the Building
is located.

35.   PARKING

      Tenant shall have the right to use in common with other tenants or
occupants of the Building the parking facilities of the Building, as shown on
Exhibit A, if any, as designated from time to time by Landlord. Tenant shall not
at any time park or permit the parking of Tenant's vehicles, or the vehicles of
others, adjacent to loading areas or so as to interfere in any way with the use
of such areas. Tenant shall not park or permit to be parked any inoperative
vehicles or equipment on any portion of the parking or loading areas.

36.   SUCCESSORS AND ASSIGNS.

      Subject to the provisions of Article 11, the terms, covenants and
conditions contained herein shall be binding upon and inure to the benefit of
the heirs, successors, executors, administrators, marital communities, if any,
and assigns of the parties hereto.

37.   ENTIRE AGREEMENT.

      This Lease, together with its exhibits, contains all agreements of the
parties hereto and supersedes any previous negotiations. There have been no
representations made by the Landlord or understandings made between the parties
other than those set forth in this Lease and its exhibits. This Lease may not be
modified except by a written instrument duly executed by the parties hereto.

38.   EXAMINATION NOT OPTION

      Submission of this Lease shall not be deemed to be a reservation of the
Premises. Landlord shall not be bound hereby until its delivery to Tenant of an
executed copy hereof signed by Landlord, already having been signed by Tenant,
and until such delivery Landlord reserves the right to exhibit and lease the
Premises to other prospective tenants. Notwithstanding anything contained herein
to the contrary, Landlord may withhold delivery of possession of the Premises
from Tenant until such time as Tenant has paid to Landlord the security deposit
required by Article 5, the first month's rent as set forth in Article 3, and any
sum owed pursuant hereto.

39.   RECORDATION.

      Neither Landlord nor Tenant shall record this Lease or a short form
memorandum hereof without the prior written consent of the other party, and the
party offering the same for recording shall pay all charges and taxes incident
thereto.

40.   TENANT'S PROPORTIONATE SHARE

      Tenant's proportionate Share is defined as the percentage obtained by
dividing the number of square feet in the Leased Premises by the total number of
leasable square feet at the property. In the event that the number of square
feet in either the Leased Premises or the entire property is modified, Tenant's
Proportionate Share shall thereafter be adjusted accordingly.

41.   COMMON AREAS AND COMMON AREA EXPENSE

      1.    "Common areas" herein referred to means all areas and facilities
outside the demised Premises, within the exterior boundaries of the complex of
which the demised Premises form a part, that are provided and designated by the
Landlord from time to time for the general use and convenience of the Tenant and
of other tenants of the Landlord having the common use of such areas, and their
respective authorized representatives and invitees. Common areas include,
without limitation, driveways, parking areas, sidewalks, and landscaped areas.

      2.    Landlord shall maintain the common areas, establish and enforce
reasonable rules and regulations concerning such areas, close any of the common
areas to whatever extent required in the opinion of Landlord's counsel to
prevent a dedication of any of the common areas or the accrual of any rights of
any person or of the public to the common areas, close temporarily any of the
common areas for maintenance purposes, and make changes to the common areas
including, without limitation, changes in the location of driveways, entrances,
exits, vehicular parking spaces, parking area, the direction of the flow of
traffic or construction of additional buildings thereupon, without any
restriction whatsoever.

      3.    Tenant, as additional rent, shall pay to Landlord its Proportionate
Share of common area costs within ten (10) days of receiving a bill therefor
from Landlord, but no more frequently than monthly.

      4.    "Common areas costs", shall mean the same as "common area
maintenance cost" and said terms shall mean all sums expended by the Landlord
for the supervision, maintenance, repair, replacement and operation of the
common area, plus an allowance of fifteen percent (15%) of such costs of the
Landlord for administrative fee. Common area cost shall include without
limitation: landscape supplies, maintenance, repair and replacement;: parking
lot sweeping, striping and sealing; parking lot pavement

<PAGE>

repair and replacement; painting of curbs and truckwell railings; cost of
liability insurance for the common area; security services for the common area;
parking lot lighting costs; maintenance and repair of common sewer lines and
such other costs as Landlord considers necessary in its sole judgment to
maintain the common areas.

      5.    Landlord shall have the right, at its option, to estimate tenant's
Proportionate Share of common area costs next due and to collect and impound
from Tenant on monthly or quarterly basis, as Landlord may elect, the amount of
Tenant's estimated Proportionate Share of such costs. Landlord shall provide
Tenant with a reconciliation of Tenant's impound account at least annually, and
if such reconciliation shall indicate that Tenant's impound account is
insufficient to satisfy Tenant's Proportionate Share of common area costs for
the period estimated, Tenant shall immediately pay to Landlord any deficiency.
Any excess in such impound account shall be applied to reduce the estimated
payments for the next ensuing period.

42.   REIMBURSEMENT OF INSURANCE.

      Tenant, upon demand, shall pay to Landlord its Proportionate share of the
premium for fire, extended coverage and other property insurance obtained by the
Landlord on the Premises and on the building or buildings of which the Premises
form a part, including the common areas.

      Additionally, the Tenant shall, upon demand, pay to the Landlord any
increase in such insurance premium resulting to the overall cost on the building
or buildings covered by such policies because of any special conditions relating
to the tenant's operations which require a higher premium. Landlord's insurance
carrier or Landlord's insurance agent shall make the judgment as to the sum of
money so involved, which judgment shall be conclusive.

      Landlord shall have the right, at its option, to estimate Tenant's
Proportionate Share of insurance cost next due to collect and impound from
Tenant on a monthly or quarterly basis, as Landlord may elect, the amount of
tenant's estimated Proportionate Share of such costs. Landlord shall provide
Tenant with a reconciliation of Tenant's impound account at least annually, and
if such reconciliation shall indicate that tenant's impound account is
insufficient to satisfy tenant's Proportionate Share of insurance cost for the
period estimated, Tenant shall immediately pay to Landlord any deficiency. Any
excess in such impound account shall be used to reduce the estimated payments
for the next ensuing period.

      Tenant agrees at all times during the term of this Lease, and at Tenant's
sole expense, to keep all trade fixtures, equipment and merchandise of Tenant,
or any subtenant of Tenant that may be in the Premises from time to time,
insured against loss or damage by fire or the hazards commonly referred to under
the extended coverage endorsement, for an amount of ninety percent (90%) of full
replacement value. The proceeds from any such insurance must be used by the
Tenant to restore or replace any such trade fixtures, equipment and merchandise
in the Premises.

43.   HAZARDOUS MATERIALS.

      (a)   Tenant agrees that Tenant, its agents and contractors, licensees, or
invitees shall not handle, use manufacture, store or dispose of any flammables,
explosives, radioactive materials, hazardous wastes or materials, toxic wastes
or materials, or other similar substances, petroleum products or derivatives
(collectively "Hazardous Materials") on, under, or about the Premises, without
Landlord's prior written consent (which consent may be given or withheld in
Landlord's sole direction), provided that Tenant may handle, store, use or
dispose of products containing small quantities of Hazardous Materials, which
products are of a type customarily found in offices and households (such as
aerosol cans containing insecticides, toner for copies, paints, paint remover,
and the like), provider further that Tenant shall handle, store, use and dispose
of any such Hazardous Materials in a safe and lawful manner and shall not allow
such Hazardous Materials to containment the Premises or the environment.

      (b)   Without limiting the above, tenant shall reimburse, defend,
indemnify and hold Landlord harmless from and against any and all claims,
losses, liabilities, damages, costs and expenses, including without limitation,
loss of rental income, loss due to business interruption, and attorneys fees and
costs, arising out of or in any way connected with t he use, manufacture,
storage, or disposal of Hazardous materials by Tenant, its agents or contractors
on, under or about the Premises including, without limitation, the costs of any
required or necessary investigation, repair, cleanup or detoxification and the
preparation of any closure or other required plans in connection herewith,
whether voluntary or compelled by governmental authority. The indemnity
obligations of Tenant under this clause shall survive any termination of the
Lease.

      (c)   Notwithstanding anything set forth in this Lease, Tenant shall only
be responsible for contamination of Hazardous Materials or any cleanup resulting
directly therefrom, resulting directly from matters occurring or Hazardous
Materials deposited (other than by contractors, agents or representatives
controlled by Landlord) during the Lease term, and any other period of

<PAGE>

time during which Tenant is in actual or constructive occupancy of the Premises.
Tenant shall take reasonable precautions to prevent the contamination of the
Premise with Hazardous Materials by third parties.

      (d)   It shall not be unreasonable for Landlord to withhold its consent to
any proposed Assignment or Sublease if (i) the proposed Assignee's or
Sublessee's anticipated use of the premises involves the generation, storage,
use, treatment or disposal of Hazardous Materials; (ii) the proposed Assignee or
Sublessee has been required by any prior landlord, lender, or governmental
authority to take remedial action in connection with Hazardous Materials
contaminating a property if the contamination resulted from such Assignee's or
Sublessee's actions or use of the property in question; or (iii) the proposed
Assignee or Sublessee is subject to an enforcement order issued by any
governmental authority in connection with the use, disposal, or storage of a
hazardous material.

44.   FIRST RIGHT OF OFFER.

      1.    Tenant shall, provided the Lease is in full force and effect and
Tenant is not in default under any of the other terms and conditions of the
lease at the time of notification or commencement nor during any three months
(consecutive or non-consecutive) in any twelve (12) month period, have the right
to lease the Expansion Premises consisting of approximately 27,600 square feet
in the following increments as such space becomes available: 2004 Martin Avenue,
approximately 10,800 square feet and 2016 Martin Avenue, approximately 16,800
square feet as shown on Exhibit "A" attached hereto. Landlord shall give written
notice to Tenant of the availability of the Expansion Premises and upon receipt
of such notice, Tenant shall have a period of seven (7) business days in which
to exercise Tenant's right to lease said space, failing which Landlord may lease
such space to any third party on whatever basis Landlord desires, and Tenant
shall have no further rights with respect to the space covered by such notice.

      2.    If Tenant exercises an expansion option hereunder,, the Expansion
Premises shall automatically be included in the Premises and the Annual Rent, as
adjusted, shall be applied thereto, in accordance with the provisions hereof,
effective as of the date of availability of such space specified in Landlord's
notice to Tenant, or such later date as the space actually becomes available.
Tenant's Proportionate Share shall increase accordingly. The lease term for such
Expansion Premises shall be negotiated, but, not less than a minimum of one (1)
year.

      3.    All space leased by Tenant pursuant to this expansion option shall
be on an "as is" basis.

      4.    The Annual rent for the Expansion Premises prior to any rent
adjustment shall be the market rate for comparable space in the Building and in
other buildings of like quality in the same rental market as of the date the
extension term is to commence. In no event shall the Annual Rent on a rentable
square foot basis for the Expansion Premises be less than the Annual rent on a
square foot basis paid by Tenant for its initial Leased Premises as increased by
any rent adjustment pursuant to the Lease. Landlord shall give to Tenant written
notice of the annual rent which shall be applicable for the Expansion Premises
at the time that notice of the availability of the space is given to Tenant.
Landlord and Tenant shall have thirty (30) days after Landlord receives
notification from Tenant of Tenant's desire to lease said Expansion Premises in
which to agree on the new annual rent, failing which Tenant shall have no
further rights with respect to space covered by such notice.

      5     If requested by Landlord, Tenant shall, prior to the beginning of
            the term for the Expansion Premises, execute a written memorandum
            confirming the Annual Rent for the Expansion Premises.

45.   SCHEDULE OF RENTS.

      In accordance with Article 3, the Annual Rent and Monthly Installment of
minimum rent shall increase per the schedule shown below:

            Months 1-18 : $ 3,375.00 per month or $ 40,500.00 per year;
            Months 19-36 : $ 5,152.00 per month or $ 61,824.00 per year;
            Months 37-48 : $ 5,600.00 per month or $ 67,200.00 per year;
            Months 49-60 : $ 6,048.00 per month or $ 72,576.00 per year;
            Months 61-72 : $ 6,496.00 per month or $ 77,952.00 per year.

      All other expenses as provided for in Articles 4, 41, and 42 shall
commence on August 15, 1991 and all other provisions of the lease shall remain
in effect.

46.   CORPORATE AUTHORITY.

      If Tenant is a corporation, Tenant represents and warrant that this Lease
and the undersigned's execution of this Lease has been duly authorized and
approved by the corporation's Board of Directors. The undersigned officers and
representatives of the corporation executing this Lease on behalf of the
corporation represent and warrant that they are officers of the corporation with
authority to execute this Lease on behalf of the corporation.

<PAGE>

47.   LIMITATION OF LANDLORD'S LIABILITY

      Redress for any claims against Landlord under this Lease shall only be
made against Landlord to the extent of Landlord's interest in the property to
which the leased premises are a part. The obligations of Landlord under this
lease shall not be personally

binding on, nor shall any resort be had to the private properties of, any of its
trustees or board of directors and officers, as the case may be, the general
partners thereof or any beneficiaries, stockholders, employees or agents of
Landlord, or the investment manager.

The parties hereto have executed this Lease on the dates specified immediately
below their respective signatures.

LANDLORD:                                  TANANT:

RREEF WEST-V, INC.                         Viko Technology, Inc.,
a Delaware corporation                     a California corporation

By: RREEF MANAGEMENT COMPANY,
    a California corporation

By:    /s/ Carl Deters                     By: /s/ Bill de Carbonel
       ---------------------------------       ---------------------------------
       Carl Deters
Title: Director of Properties              Title: [ILLEGIBLE]
Dated: [ILLEGIBLE]                         Dated: 7/11/91

By: /s/ Sherie L. Dunn
    ---------------------------------
    Sherie L. Dunn
Title: District Manager

Dated: 7-12-91

<PAGE>

                                   EXHIBIT "A"

to that certain Lease Agreement dated July 10, 1991 by and between RREEF WEST-V,
Inc., a Delaware corporation and Viko Technology, Inc., a California
corporation.

                                    PREMISES

This site plan is intended only to show the general layout of the property or a
part thereof. Landlord reserves the right to alter, vary, add to or omit in
whole or in part any structures, and/or improvements, and/or common areas and/or
land area shown on this plan. All measurements and distances are approximate.
This plan is not drawn to scale.

                 [MARTIN AVENUE/SAN THOMAS INDUSTRIAL PARK MAP]

                                   EXHIBIT "A"
                                 page one of one
<PAGE>

                                   EXHIBIT "B"

to that certain Lease Agreement dated July 10, 1991 by and between RREEF WEST-V,
INC., a Delaware corporation and Viko Technology, Inc., a California
corporation.

                      LANDLORD'S AND TENANT'S IMPROVEMENTS

Landlord shall, at it sole cost and expense, increase the Premises power
capabilities to a total of 800 amps; 120/208 volts; 3 phase.

Landlord shall reimburse Tenant upon receipt of paid invoices and lien releases,
up to maximum of $ 10,000.00 for improvement work performed by Tenant to the
Leased Premises. In no event will Landlord reimburse Tenant for the cost of
decorator items, i.e. wallpaper, decorative lightning, desks, furniture, etc, or
any business equipment, machinery or any other business fixture. It may include
the cost of structural calculations and addition of a window on the front,
outside wall subject to Landlord's approval.

Landlord will have the roof inspected no later than September 30, 1991 and
perform necessary and recommended maintenance.

Tenant shall contract its own improvement work. Tenant accepts full
responsibility that all work will be performed in a workmanlike manner by a
licensed contractor in accordance with Article 6 of this Lease.

In addition to the above, tenant hereby accepts the demised Premises in an
"as-is" condition. Landlord shall ensure that all mechanical equipment,
including electrical, roll-up doors, electric light bulbs, tube and ballasts,
plumbing, heating, ventilating and air conditioning systems, are in good
operating order at the time of occupancy by Tenant.

                                   EXHIBIT "B"
                                 page one of one

<PAGE>

                                   EXHIBIT "C

to that certain Lease Agreement dated July 10, 1991 by and between RREEF WEST-V,
INC., a Delaware corporation and Viko Technology, Inc., a California
corporation.

                                     PARKING

This sit plan is intended only to show the general layout of the property or a
part thereof. Landlord reserves the right to alter, vary, add to or omit in
whole or in part any structures, and/or improvements, and/or common areas and/or
land area shown on this plan. All measurements and distances are approximate.
This plan is not drawn to scale.

                                      [MAP]

                                   EXHIBIT "C"
                                 page one of one
<PAGE>

                            FIRST AMENDMENT TO LEASE

THIS AMENDMENT, dated this 26th day of December, 1996 between RREEF West-V,
Inc., a Delaware corporation ("Landlord") and Viko Technology, Inc., a
California corporation ("Tenant"), for the Premises located in the city of Santa
Clara, county of Santa Clara, State of California, commonly known as 2006 Martin
Avenue.

1.    RECITALS.

Landlord and Tenant, being parties to that certain Lease dated July 10, 1991 and
attached hereto is Exhibit "A", hereby express their mutual desire and intent to
extend the terms of the Lease and amend by this writing those terms, covenants
and conditions contained in Article 2. "TERM" and Article 46. "SCHEDULE OF
RENTS." As hereinafter provided.

2.    AMENDMENTS.

Article 2 "TERM" shall hereafter additionally provide as follows:

      Effective February 1, 1997 the Termination Date of the Lease shall be
extended for four (4) years and five (5) months from August 31, 1997 to January
31, 2002.

Article 46. "SCHEDULE OF RENTS" shall hereafter additionally provide as follows:

      Effective February 1, 1997 the Annual Rent and Monthly Installment Rent
shall be as follows:

      February 1, 1997 - January 31, 1998: $6,944.00 per month or $83,328.00 per
year;
      February 1, 1998 - January 31, 1999: $7,280.00 per month or $87,360.00 per
year;
      February 1, 1999 - January 31, 2000: $7,616.00 per month or $91,392.00 per
year;
      February 1, 2000 - January 31, 2001: $8,064.00 per month or $96,768.00 per
year;
      February 1, 2001 - January 31, 2002: $8,400.00 per month or $100,800.00
per year.

3.    INCORPORATION.

Except as modified herein, all other terms and condition of the Lease between
the parties above described, as attached hereto, shall continue in full force
and effect.

4.    CORPORATE AUTHORITY.

If Tenant is a corporation, Tenant represents and warrants that this Amendment
and the undersigned's execution of this Amendment has been duly authorized and
approved by the corporation's Board of Directors. The undersigned officers and
representatives of the corporation executing this Amendment on behalf of the
corporation represent and warrant that they are officers of the corporation with
authority to execute this Amendment on behalf of the corporation.

5.    LIMITATION OF LANDLORD'S LIABILITY.

Redress for any claims against Landlord under this Amendment shall only be made
against Landlord to the extent of Landlord's interest in the property to which
the Leased Premises are a part. The obligations of landlord under this Amendment
shall not be personally binding on, nor shall any resort be had to the private
properties of, any of its trustees or board of directors and officers as the
case may be, the general partners thereof or any beneficiaries, stockholders,
employees or agents of Landlord, or the investment manager.

The parties hereto have executed this Amendment on the dates specified
immediately below their respective signature.

LANDLORD:                                       TENANT

RREEF West.V,Inc.                               Viko Technology, Inc.
a Delaware corporation                          a California corporation

By:     RREEF MANAGEMENT COMPANY
        a California corporation

By:     /s/ Sherie L. Dunn                      By: /s/ Bill de Carbonel
        ---------------------                       ---------------------------
        Sherie L. Dunn
Title:  Vice President, Property Management     Title: VP

Dated:  1/3/97                                  Dated: 1/2/97

<PAGE>

                                   EXHIBIT "A"

attached to and made a part of that certain First Amendment to Lease dated
December 26, 1996, between RREEF West-V, Inc., a Delaware corporation
("Landlord") and Viko Technology , Inc., a California corporation ("Tenant"),
for the premises located at 2006 Martin Avenue, Santa Clara, California.

                            ORIGINAL LEASE DOCUMENTS
                                (ATTACHED HERETO)

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
ARTICLE                                                                    PAGE
<S>                                                                        <C>
       REFERENCE PAGE..................................................     ii
1      USE AND RESTRICTIONS ON USE.....................................     1
2      TERM............................................................     1
3      RENT............................................................     1
4      REAL ESTATE TAXES...............................................     2
5      SECURITY DEPOSIT................................................     2
6      ALTERNATIONS....................................................     3
7      TENANT'S REPAIRS................................................     3
8      LANDLORD'S REPAIRS..............................................     4
9      SIGNS...........................................................     4
10     LIENS...........................................................     4
11     ASSIGNMENT AND SUBLETTING.......................................     5
12     INDEMNIFICATION.................................................     5
13     INSURANCE.......................................................     6
14     WAIVER OF SUBROGATION...........................................     6
15     SERVICES AND UTILITIES..........................................     6
16     HOLDING OVER....................................................     6
17     SUBORDINATION...................................................     7
18     RULES AND REGULATIONS...........................................     7
19     REENTRY BY LANDLORD.............................................     7
20     DEFAULT.........................................................     7
21     REMEDIES........................................................     8
22     QUIET ENJOYMENT.................................................     9
23     DAMAGE BY FIRE, ETC.............................................     9
24     EMINENT DOMAIN..................................................     11
25     SALES BY LANDLORD...............................................     11
26     ESTOPPEL CERTIFICATE............................................     11
27     SURRENDER OF PREMISES...........................................     11
28     NOTICES.........................................................     12
29     TAXES PAYABLE BY TENANT.........................................     12
30     DEFINED TERMS AND HEADINGS......................................     12
31     ERISA REPRESENTATION............................................     13
32     ENFORCEABILITY..................................................     13
33     COMMISIONS......................................................     13
34     TIME AND APPLICABLE.............................................     13
35     PARKING.........................................................     13
36     SUCCESSORS AND ASSIGNS..........................................     13
37     ENTIRE AGREEMENT................................................     13
38     EXAMINATION NOT OPTION..........................................     14
39     RECORDATION.....................................................     14
40     TENANT'S PROPORTIONATE SHARE....................................     14
41     COMMON AREAS AND COMMON AREA EXPENSE............................     14
42     REIMBURSEMENT OF INSURANCE......................................     15
43     HAZARDOUS WASTE.................................................     15
44     FIRST RIGHT OF REFUSA...........................................     16
45     SCHEDULE OF RENTS...............................................     17
46     CORPORATE AUTHORITY.............................................     17
47     LIMITATION OF LANDLORD'S LIABILITY..............................     17
</TABLE>

       EXHIBIT A -  PREMISES
       EXHIBIT B -  LANDLORD' S AND TENANT'S IMPROVEMENTS

<PAGE>

                          INDUSTRIAL-NET REFERENCE PAGE

PROPERTY:                      San Thomas Industrial Park

LANDLORD:                      RREEF WEST-V, INC., a Delaware Corporation

LANDLORD'S ADDRESS:            155-A Moffett Park Drive, #110
                               Sunnyvale, California 94089

TENANT:                        Viko Technology, Inc., a California corporation

TENANT'S ADDRESS:              1605 Mabury Road
                               San Jose, California 95133

LEASE REFERENCE DATE:          July 10, 1991

PREMISES:                      2006 Martin Avenue
                               Santa Clara, California 95050
                               (see Exhibit A for outline of Premises, attached
                               hereto and incorporated herein by reference)

USE:                           Electronic burn-in testing services, systems
                               Assembly and related administration and
                               warehousing.

PREMISES RENTABLE AREA:        approximately 11,200 square feet

                               September 6, 1991 (handwritten Insert)
COMMENCEMENT DATE:             1991

TERMINATION DATE:              August 31, 1997

TERM OF LEASE:                 Six (6) years and fifteen (15) days beginning on
                               The Commencement Date and ending on the
                               Termination Date (unless sooner terminated
                               pursuant to the Lease)

ANNUAL BASE RENT:              $40,500.00 see also Article 46. "SCHEDULE OF
                               RENTS."

                               Starts 9/20/91 (handwritten Insert)
MONTHLY INSTALLMENT OF RENT:   $3,375.00 see also Article 46. "SCHEDULE OF
                               RENTS."

TENANT'S PROPORTIONATE SHARE:  9.30% see also Article 40. "TENANT'S
                               PROPORTIONATE SHARE."

SECURITY DEPOSIT:              $5,150.00

TENANT'S MONTHLY INSTALLMENT OF ESTIMATED COMMON AREA COSTS:       $350.00

REAL ESTATE BROKER DUE COMMISSION: CB Commercial

The reference Page information is incorporated into and made a part of the
Lease. In the event of any conflict between any Reference Page Information and
the Lease, the Lease shall control. This Lease includes exhibits "A" and "B",
both of which are made a part hereof.

LANDLORD:                                        TENANT:

RREEF WEST-V, INC.,                               Viko  Technology, Inc.,
A Delaware corporation                            a California corporation

By:  RREEF MANAGEMENT COMPANY,
     a California corporation

By: /s/ Carl Detere                             By: /s/ Bill de Carbonel
    --------------------                            -----------------------
    Carl Detere                                 Title: VP MKT
Title: Director of Properties
                                                Dated: 7/11/91
Dated: 7/18/91

By: /s/ Sherie L. Dunn
    ------------------
    Sherie L. Dunn
Title: District Manager

Dated: 7-12-91

<PAGE>

                                      LEASE

      Landlord hereby leases to Tenant and Tenant hereby leases from Landlord
the Premises set forth and described on the Reference Page. The Reference Page,
including all terms defined thereon, is hereby incorporated as part of this
Lease.

1.    USE AND RESTRICTIONS ON USE.

      The Premises shall be continuously used and occupied by Tenant, but only
for the purpose listed on the Reference Page, to the extent permitted by
applicable zoning regulations. Tenant shall at its own cost and expense obtain
any and all licenses and permits necessary for any such use. The parking of
automobiles, trucks or other vehicles in the areas not specifically designated
on Exhibit A and the outside storage of any property are prohibited without
Landlord's prior written consent. Tenant shall comply with all governmental
laws, ordinances and regulations applicable to the use of the Premises and its
occupancy thereof, and shall promptly comply with all governmental orders and
directives for the correction, prevention and abatement of any violations or
nuisances in or upon, or connected with, the Premise, all at Tenant's sole
expense. If, as a result of any change in the governmental laws, ordinances and
regulations, the Premises must be altered to lawfully accommodate Tenant's use
and occupancy thereof, such alterations shall be made only with the consent of
Landlord, but the entire cost thereof shall be borne by Tenant not to exceed
$20,000.00 per occurrence. In the event cost of such compliance exceeds
$20,000.00 Landlord shall have the option to complete required work at its
expense or to terminate the Lease with 60 day notice to Tenant. Provided, that,
the necessity of Landlord's consent shall in no way create any liability against
Landlord for failure of Tenant to comply, or alter the Premises to comply, with
such laws, ordinances and regulations. Tenant shall not permit any objectionable
or unpleasant odors, smoke, dust, gas, noise or vibrations to emanate from the
Premises, nor take any other action which would constitute a nuisance or would
disturb or endanger any other tenants of the Building, or un reasonably
interfere with such tenants' use of their respective premises or permit any use
which would adversely affect the reputation of the Building. Without Landlord's
prior written consent, Tenant shall not receive, store or otherwise handle any
product, material or merchandise which is explosive or highly flammable. Tenant
will not permit the Premises to be used for any purpose (including, without
limitation, the storage of merchandise) in any manner which would render the
insurance thereon void or increase the insurance rate thereof, and tenant shall
immediately cease and desist from such use, paying all cost and expense
resulting from such improper use.

2.    TERM.

      The Term of this Lease shall be as indicated on the Reference Page (unless
sooner terminated as herein provided). Tenant agrees that in the event of the
inability of Landlord to deliver possession of the Premises on the Commencement
Date, Landlord shall not be liable for any damage thereby, but Tenant shall not
liable for any rent until the time when Landlord can, after notice to Tenant,
deliver possession of the Premises to Tenant. No such failure to give possession
on the Commencement Date shall affect the other obligations of Tenant hereunder,
nor shall such failure be construed in any way to extend the Term. If Landlord
is unable to deliver possession of the Premises within 90 days of the
Commencement Date (other than as a result of strikes, shortages of materials or
similar matters beyond the reasonable control of Landlord and Tenant is noticed
by Landlord in writing as to such delay), Tenant shall have the option to
terminate this Lease unless said delay is as a result of : (a) Tenant's failure
to agree to plans and specifications; (b) Tenant's request for materials,
finishes or installations other than Landlord's standard; (c) Tenant's change in
plans; or (d) performance or completion by a party employed by Tenant. If said
delay is the result of any of the foregoing, the Commencement Date and the
payment of rent hereunder shall be accelerated by the number of days of such
delay.

      In the event Landlord shall permit Tenant to occupy the Premises prior to
the Commencement Date, such occupancy shall be subject to all the provisions of
the Lease. Said early possession shall not advance the Termination Date. Upon
completion of Landlord's improvements, as stated on exhibit "B", tenant shall
have two (2) weeks early occupancy with no rent due.

3.    RENT. See also Article 46. "SCHEDULE OF RENTS."

      Tenant agrees to pay to Landlord the Annual Rent by paying the Monthly
Installment of Rent on or before the first day of each full calendar month
during the Term, except that the first month's rent shall be paid upon the
execution hereof. Rent for any period during the Term which is less than one
full month shall be a prorated portion of the Monthly Installment of Rent based
upon a 30 day month. Said rent shall be paid to Landlord, without deduction or
offset and without notice or demand at the Landlord's address, as set forth on
the Reference Page, or to such other person or at such other place as Landlord
may from time to time designate in writing.

      Tenant recognizes that late payment of any rent or other sum due hereunder
will result in administrative expense to Landlord, the extent of which
additional expense is extremely difficult and economically impractical to
ascertain. Tenant therefore agrees that if rent or any other sum is due and
payable pursuant to this Lease, and when such amount remains due and unpaid ten
days after said amount is due, such amount shall be increased by a late charge
in an amount equal to the greater of: (a) $50.00, or (b) a sum equal to 5% of
the unpaid rent or other payment. The amount of the late charge to be paid by
Tenant shall be reassessed and added to Tenant's obligation for each successive
monthly period until paid. The provisions of this Article in no way relieve
Tenant of the obligation to pay rent or other payments on or before the date on
which they are due, nor do the terms of this Article in any way affect
Landlord's remedies pursuant to Article 21 of this Lease in the event said rent
or other payment is unpaid after the date due.

      No security or guarantee which may now or hereafter be furnished to
Landlord for the payment of rent or the performance of the Tenant's other
obligations under this Lease shall in any way constitute a bar to the recovery
of the Premises or defense to any action in unlawful detainer or to any other
action which Landlord may bring for a breach of any of the terms, covenants or
conditions of this Lease.

<PAGE>

4.    REAL ESTATE TAXES.

      Landlord agrees to pay all general and special taxes, assessments and
governmental charges of any kind and nature whatsoever (hereinafter collectively
referred to as "Taxes") lawfully levied against the Building, the real property
on which it is situated and the grounds, parking areas, driveways and alleys
around the Building. Tenant shall pay to Landlord as additional rent upon demand
at the time the bill for each installment for any tax year applicable to the
Term (or any renewal or extension thereof) issues, Tenant's Proportionate Share
of the amount of such taxes applicable to each installment less any monthly
payments paid by Tenant as provided below for such tax year. Prior to the actual
determination of the Taxes for a calendar year, Landlord may, if it so elects
and at any time or from time to time during said calendar year, estimate the
amount of such Taxes. If, in the estimation of Landlord, such Taxes will exceed
the previous year's Taxes, Landlord shall give Tenant written notification of
the amount of such estimated excess and Tenant agrees that it will increase its
Monthly Installment of Rent subsequent to receipt of such written notification
to include such excess. If the total Tenant actually paid for estimated taxes
pursuant to this Paragraph is more than the actual Tax, Landlord shall remit the
excess to Tenant within thirty (30) days of the making of such determination or,
at Landlord's election, credit such amount against the next Monthly Installment
of Rent. To be offest solely and proportionately by and savings achieved by
appeal. In addition, Tenant shall pay upon demand Tenant's Proportionate Share
of any fees, expenses and cost incurred by Landlord in protesting any
assessments, levies or the tax rate to be offset soley and proportionately by
any savings achieved by appeal.

Taxes shall include the following by way of illustration, but not limitation:
real estate taxes; any other such taxes, charges and assessments which are
levied with respect to the Building, and any improvements, fixtures and
equipment and all other property of Landlord, real or personal, located in the
Building and used in connection with the operation of the Building and the land
upon which they are situated including any payments to any ground lessor in
reimbursement of tax payments made by such lessor; fees or assessments for any
governmental services to the Building; service payments in lieu of taxes; dues
or assessments payable to any property owners association due to Landlord's
ownership of the Building; water and sewer charges; and any gross receipts tax
and/or any tax which shall be levied in addition to or in lieu of real estate,
possessory interest or personal properly taxes. Any payment to be made pursuant
to this Article with respect to the real estate tax year in which the Lease
commences or terminates shall be prorated.

5.    SECURITY DEPOSIT.

      Tenant has deposited with Landlord the Security Deposit. Said sum shall be
held by Landlord as security for the faithful performance by Tenant of all the
terms, covenants and conditions of this Lease to be kept and performed by Tenant
and not as an advance rental deposit or as a measure of Landlord's damage in
case of Tenant's default. If Tenant defaults with respect to any provision of
this Lease, Landlord may use any part of this Security Deposit for the payment
of any rent or any other sum in default, or for the payment of any amount which
Landlord may spend or become obligated to spend by reason of Tenant's default,
or to compensate Landlord for any other loss or damage which Landlord may suffer
by reason of Tenant's default. If any portion is so used, Tenant shall within
five days after written demand therefore deposit with Landlord an amount
sufficient to restore the Security Deposit to its original amount and Tenant's
failure to do so shall be a material breach of this Lease. Landlord shall not be
required to keep this Security Deposit separate from its general funds, and
Tenant shall not be entitled to interest on such deposit. If Tenant shall fully
and faithfully perform every provision of this Lease to be performed by it, the
Security Deposit or any balance thereof shall be returned to Tenant at such time
after termination of this Lease when Landlord shall have determined that all of
Tenant's obligations under this Lease have been fulfilled within fourteen (14)
days of Tenant's surrender of Premises consistent with Article 27.

6.    ALTERATIONS.

      Tenant shall not make or suffer to be made any alterations, additions, or
improvements, including, but not limited to, the attachment of any fixtures or
equipment in, on, or to the Premises or any part thereof or the making of any
improvements in excess of $5,000.00 non-structural as required by Article 7
without the prior written consent of Landlord, which may be withheld in
Landlord's Reasonable discretion. Any alteration, additions or improvements to
be done by Tenant as part of Tenant's initial occupancy shall be specified in
Exhibit B. Any alteration, addition, or improvement in, on or to the Premises
including carpeting, but excepting movable furniture and personal property of
Tenant removable without material damage to the properly or the Premises, shall
be and remain the property of Tenant during the Term but shall, unless Landlord
elects otherwise, become a part of the realty and belong to Landlord without
compensation to Tenant upon the expiration or sooner termination of the Term and
title shall pass to Landlord under this Lease as by a bill of sale. When
applying for such consent, Tenant shall, if requested by Landlord, furnish
complete plans and specifications for such alterations, additions and
improvements. In the event landlord consents to the making of any such
alteration, addition, or improvement by Tenant, at Tenant's sole cost and
expense. All alterations, additions or improvements proposed by Tenant shall be
constructed in accordance with all government laws, ordinances, rules and
regulations and Tenant shall, prior to construction, provide such assurances to
Landlord, including but not limited to, waivers of lien, surety company
performance bonds and personal guaranties of individuals of substance, as
Landlord shall require to assure payment of the costs thereof and to protect
landlord against any loss from any mechanics', materialmen's or other liens.
Tenant shall pay in addition to any sums due pursuant to Article 4 above any
increase in real estate taxes attributable to any such alteration, addition, or
improvement for so long, during the Term, as such increase is ascertainable.
Upon the expiration or sooner termination of the Term as herein provided, Tenant
shall upon demand by Landlord, at Tenant's sole cost and expense, forthwith and
with all due diligence remove any such alterations, additions or improvements
which are designated by Landlord to be removed, and Tenant shall forthwith and
with all due diligence, at its sole cost and expense, repair and restore
Premises to their original condition, reasonable wear and tear and loss by
casualty covered by Article 23 excepted.

7.    TENANT'S REPAIRS.

      (A) Tenant shall as its own cost and expense keep and maintain all parts
of the Premises, the Building and the surrounding real estate for which Landlord
is not expressly responsible under the terms of the Lease, including portions
shared in common with other tenants of the Building but not including other
tenant's premises, in good condition, promptly making all necessary repairs and
replacements, whether ordinary or extraordinary, or nonstructural, with
materials and workmanship of the same character, kind and quality as the
original, including but not limited to windows, glass and plate glass,

<PAGE>

doors, skylights, any special office entries, interior walls and finish work,
floors and floor coverings, downspouts, gutters, heating and air conditioning
and air conditioning systems, electrical systems and fixtures, sprinkler
systems, dock boards, truck doors, dock bumpers, plumbing work and fixtures,
termite and pest extermination, regular removal of trash and debris, Tenant as
part of its obligations hereunder shall (i) keep the parking areas, driveways,
alleys and the whole of the property in a clean and sanitary condition, and
(iii) without injury to the roof, other horizontal surfaces of the Building,
downspouts, parking areas, driveways and sidewalks, remove all snow and ice from
same. Tenant will, as far as possible, keep all such parts of the Premises,
Building and the real estate on which the Building is located from deterioration
due to ordinary wear and from falling temporarily out of repair, and upon
termination of this Lease in any way Tenant will yield up the Premises to
Landlord in good condition and repair, reasonable wear and tear and loss by fire
or other casually covered by insurance to be maintained by Landlord pursuant
Paragraph 23 (A) hereof excepted (but not excepting any damage to glass or loss
not reimbursed by insurance because of the existence of a deductible under the
appropriate policy).

      (B) Tenant shall not damage any demising wall or disturb the integrity and
support provided by any demising wall and shall, at its sole cost and expense,
promptly repair any damage or injury to any demising wall caused by Tenant or
its employees, agents or invitees.

      (C) Tenant and its employees, customer and licensees shall have the
nonexclusive right to use, in common with the other parties occupying said
Building, common parking areas, if any, (exclusive of any parking or work load
areas designated or to be designated by Landlord for the exclusive use of Tenant
or other tenants occupying or to be occupying other portions of the Building),
driveways and alleys adjacent to said Building, subject to such reasonable rules
and regulations as Landlord may from time to time prescribe. Further, Landlord
reserves the right to perform, upon notice to Tenant, the paving and landscape
maintenance for the grounds around the Building, including, but not limited to,
the mowing of the grass, care of shrubs, general landscaping and maintenance of
common parking areas, if any, driveways and alleys, roof repairs, exterior
painting, common sewage line plumbing, and repair and maintenance of any other
items, the obligations for which are shared by other tenants in the Building and
other improvements of which the Premises are a part, all of which are otherwise
Tenant's obligations under Paragraph 7(A), and Tenant shall, in lieu of the
obligations set forth under Paragraph 7(A) with respect to such items, be liable
for Tenant's Proportionate Share (as set forth on the Reference Page) of the
cost and expense thereof including a reasonable management fee unless Landlord
in its sole discretion determines that such cost and expense is properly
allocable in another proportion or solely to either Tenant or the other tenants
occupying said Building. Tenant shall pay to Landlord its share, determined as
aforesaid, of such costs and expenses, upon demand, as additional rent, in the
event Landlord elects to perform or cause to be performed such work.

      (D) Tenant shall, at its own cost and expenses, enter into a regularly
scheduled preventive maintenance/service contract with a maintenance contractor
approved by Landlord, (and a copy thereof shall be furnished to Landlord), for
servicing all heating and air conditioning systems and equipment within the
Premises. The service contract must include all services suggested by the
equipment manufacturer in the operation/maintenance manual and must become
effective within 30 days of the date Tenant takes possession of the Premises.

      (E) Tenant shall, at its own cost and expense to the extent not covered by
the insurance to be maintained by Landlord under Article 23, repair any damage
to the Premises or the Building resulting from and/or caused in whole or in part
by the negligence or misconduct of Tenant, its agents, servants, employees,
patrons, customers, or any other person entering upon the properly as a result
of Tenant's business activities or caused by Tenant's default hereunder.

8.    LANDLORD'S REPAIRS.

      Landlord shall at its expense maintain in good repair, reasonable wear and
tear and any casualty covered by the provisions of Article 23 excepted, only the
foundation and the structural soundness of the exterior walls and of the roof of
the Building. Tenant shall immediately give Landlord written notice of any such
defect or need for repairs after which Landlord shall have a reasonable
opportunity to repair the same or cure such defect. Landlord's liability with
respect to any defects, repairs or maintenance for which Landlord is responsible
under any of the provisions of the Lease shall be limited to the cost of such
repairs or maintenance or the curing of such defect. The term "walls" as used
herein shall not include windows, glass or plate glass, doors, special store
fronts or office entries.

9.    SIGNS.

      Tenant's shall not install any signs upon the Premises or the exterior of
the Building without Landlord's prior written consent. If Landlord shall consent
to any sign, upon termination of the Lease Tenant shall remove said sign and
restore the Premises and/or the Building in accordance with the provisions of
Article 6 or, at Landlord's option, said sign shall become part of the realty
and belong to Landlord without compensation to Tenant and title shall pass to
Landlord under this Lease as by a bill of sale.

10.   LIENS.

<PAGE>

      Tenant shall keep the Premises and Tenant's leasehold interest in the
Premises tree from any liens arising out of any work performed, materials
furnished, or obligations incurred by tenant. In the event that Tenant shall
not, within ten days following the imposition of any such lien, cause the same
to be released of record, Landlord shall have the right to cause the same to be
released by such means as it shall deem proper, including payment of the claim
giving rise to such lien. All such sums paid by Landlord and all expenses
incurred by it in connection therewith shall be considered additional rent and
shall be payable to it by Tenant on demand with interest at the rate of 18% per
annum or the highest rate permitted by law, whichever is lower.

11.   ASSIGNMENT OF SUBLETTING.

      (A) Tenant shall not have the right to assign or pledge this Lease or to
sublet the whole or any part of the Premises, whether voluntary or by operation
of law, or permit the use or occupancy of the Premises by anyone other than
Tenant, or assign this Lease for security purposes, without the prior written
consent the Landlord, which consent shall not be unreasonably withheld, and
such restrictions shall be binding upon any assignee or subtenant to which
Landlord has consented. In the event Tenant desires to sublet the Premises, or
any portion thereof, or assign this Lease, Tenant shall give written notice
thereof to Landlord at least 90 days but no more than 180 days prior to the
proposed commencement date of such subletting or assignment, which notice shall
set forth the name of the proposed subtenant or assignee, the relevant terms of
any sublease and copies of financial reports and other relevant financial
information of the proposed subtenant or assignee. Notwithstanding any permitted
assignment or subletting, Tenant shall at all times remain directly and
primarily responsible and liable for the payment of the rent herein specified
and for compliance with all of its other obligations under this Lease. Upon the
occurrence of an "event of default" (as hereinafter defined), if the Premises or
any part thereof are then sublet, Landlord, in addition to any other remedies
provided herein or by law, may collect directly from such subtenant all rents
due and becoming due to Tenant under such sublease and apply such rent against
any sums due to Landlord from Tenant hereunder. No such collection directly from
an assignee or subtenant shall be construed to constitute a novation or a
release of Tenant from the further performance of Tenant's obligations
hereunder.

      (B) In addition to Landlord's right to approve of any subtenant or
assignee, Landlord shall have option, in its sole discretion, in the event of
any proposed of any subletting or assignment, to terminate this Lease, or in the
case of a proposed subletting of less than the entire Premises, to recapture the
portion of the Premises to be sublet, as of the date the subletting or
assignment is to be effective. The option shall be exercised by Landlord's
giving Tenant written notice thereof within 15 days following Landlord's receipt
of Tenant's written notice as required above. If this Lease shall be terminated
with respect to the entire Premises the Term shall end the date stated in
Tenant's notice as the effective date of the sublease or assignment as if that
date had been originally fixed in this Lease for the expirations of the Term. If
Landlord recaptures only a portion of the Premises, the rent during the
unexpired Term shall abate, proportionately, based on the rent as of the date
immediately prior to such recapture. Tenant shall, at Tenant's own cost and
expense, discharge in full any outstanding commission obligation on the part of
Landlord with respect to this Lease, and any commissions which may be due and
owing as a result of any proposed assignment or subletting, whether or not the
Premises are recaptured pursuant hereto and rented by Landlord to the proposed
tenant or any other tenant.

      (C) Consent by Landlord to any assignment or subletting shall not include
consent to the assignment or transferring of any lease renewal option rights or
space option rights of the Premises, special privileges or extra services
granted to Tenant by this Lease, or addendum or amendment thereto or letter of
agreement (and such options, right, privileges or services shall terminate upon
such assignment), unless Landlord specifically grants in writing such options,
right, privileges or services to assign or subtenant. Any sale, assignment,
mortgage, transfer of this Lease or subletting which does not comply with the
provisions of this Article shall be void.

      (D) In the event that Tenant sells, sublets, assigns, or transfers this
Lease and at any time receives periodic rent and/or other consideration which
exceeds that which Tenant would at that time be obligated to pay to Landlord,
Tenant shall pay to Landlord 100% of the gross increase in such rent as such
rent is received by Tenant and 100% of any other consideration received by
Tenant from such subtenant in connection with such sublease or in the case of an
assignment of this lease by Tenant, Landlord shall receive 100% of any
consideration paid to tenant by such assignee in connection with such assignment
less broker's commission and reasonable attorney's fees.

      (E) Should Landlord agree to authorize and execute an assignment or
sublease agreement, Tenant will pay to Landlord on demand a sum equal to all of
Landlord's costs. Including attorney's fees, incurred in connection with such
assignment or transfer.

12.   INDEMNIFICAITON.

      Landlord shall not be liable and Tenant hereby waives all claims against
Landlord for any damage to any property or any injury to any person in or about
the Premises or the Building by or from any cause whatsoever, (including without
limiting the foregoing, rain or water leakage of any character from the roof,
windows, walls, basement, pipes, plumbing works or appliances, the Building not
being in good condition or repair, gas, fire, oil, electricity or theft); except
that Landlord will indemnify and hold Tenant harmless from such claims to the
extent caused by the negligent or willful act of Landlord, or its agents,
employees or contractors. Tenant shall hold Landlord harmless from and defend
landlord against any and all claims, liability or costs (including court costs
and attorney's fees) for any damage to any property or any injury to any person
occurring in, on or about the Premises or the Building when such injury or
damage shall be caused by or arise from, in part or in whole, (a) the act,
neglect, fault, or omission to meet the standards imposed by any duty with
respect to the injury or damage, by Tenant, its agents, servants, employees or
invitees; (b) the conduct or management of any work or thing whatsoever done by
the Tenant in or about the Premises or from transactions of the Tenant
concerning the Premises; or (c) any breach or default on the part of the Tenant
in the performance of any covenant or agreement on the part of the Tenant to be
performed pursuant to this Lease. The provisions of this Article shall survive
the termination of this Lease with respect to any claims or liability occurring
prior to such termination.

13.   INSURANCE.

<PAGE>

      Tenant agrees to purchase at its own expense and to keep in force during
the term of this Lease a comprehensive public liability and property damage
insurance policy to protect against any liability to the public or to any
invitee of Tenant or Landlord incident to the use of or resulting from any
accident occurring upon the Premises with a comprehensive single limit of not
less than $1,000,00.00. Said policy or policies shall: (a) name Landlord in or
as an additional insured, and insure Landlord's contingent liability under this
Lease; (b) be issued by an insurance company which is acceptable to Landlord;
and (c) provide that said insurance shall not be cancelled unless 30 days prior
written notice shall have been given to Landlord. Said policy or policies or
certificates thereof shall be delivered to Landlord by Tenant upon the
Commencement Date and upon each renewal of said insurance.

14.   WAIVER OF SUBROGATION.

      So long as their respective insurers so permit, Tenant and Landlord hereby
mutually waive their respective rights of recovery against each other for any
loss insured by fire, extended coverage or all risk insurance now or hereafter
existing for the benefit of the respective party. Each party shall obtain any
special endorsements required by their insurer to evidence compliance with
aforementioned waiver.

15.   SERVICE AND UTILITIES.

      Landlord agrees to provide, at its cost, water, electricity and telephone
service connections into the Premises; but Tenant shall pay for all water, gas,
heat, light, power, telephone, sewer, sprinkler system charges and other
utilities and services used on or from the Premises, including without
limitation, Tenant's Proportionate Share of any central station signaling system
installed in the Premises or the Building, together with any taxes, penalties,
and surcharges or the like pertaining thereto and any maintenance charges for
utilities. Tenant shall furnish all electric light bulbs, tubes and ballets. If
any such services are not separately metered to Tenant, Tenant shall pay such
proportion of all charges jointly shared or metered with other premises as
determined by Landlord, in its sole discretion, to be reasonable. Any such
charges paid by Landlord and assessed against Tenant shall be immediately
payable to Landlord on demand and shall be additional rent hereunder. Landlord
shall in no event be liable for any interruption or failure of utility services
on or to the Premises. Tenant shall not be required to pay water use penalties
not caused by Tenant's use.

16.   HOLDING OVER.

      Tenant shall pay Landlord for each day Tenant retains possession of the
Premises or part thereof after Termination hereof by lapse of time or otherwise
150% of the amount of the Annual Rent for the last period prior to the date of
such termination

Plus all rent adjustments provided in Articles 4,41 and 42 prorated on a daily
basis, and also pay all damages sustained by Landlord by reason of such
retention, and shall indemnify and hold Landlord harmless from any loss or
liability resulting from such holding over and delay in surrender. If Landlord
gives notice to Tenant of Landlord's election thereof, such holding over shall
constitute renewal of this Lease for a period from month to month or for one
year, whichever shall be specified in such notice, in either case at 150% of the
Annual Rent being paid to Landlord under this Lease immediately prior thereto,
but if the Landlord does not so elect, acceptance by Landlord of rent after such
termination shall not constitute a renewal; this provision shall not be deemed
to waive Landlord's right of re-entry or any other right hereunder or at law.

17.   SUBORDINATION.

      Without the necessity of any additional document being executed by Tenant
for the purpose of effecting a subordination, this Lease shall be subject and
subordinate at all times to ground or underlying lease and to the lien of any
mortgages or deeds of trust now or hereafter placed on, against or affecting the
Building, Landlord's interest or estate therein, or any ground or underlying
lease; provided, however, that if the lessor, mortgagee trustee, or holder of
any such mortgage or deed of trust elects to have Tenant's interest in this
Lease be superior to any such instrument, then by notice to Tenant this Lease
shall be deemed superior, whether this Lease was executed before or after said
instrument. Notwithstanding the foregoing, Tenant covenants and agrees to
execute and deliver upon demand such further instruments evidencing such
subordination or superiority of this Lease as may be required by Landlord.

18.   RULES AND REGULATIONS.

      Landlord reserves the right to establish reasonable rules and regulations
which will be applied uniformly to all tenants. Tenant shall faithfully observe
and comply with all the rules and regulations as set forth in Exhibit C if any
attached hereto and all reasonable modifications of and additions thereto from
time to time put into effect by Landlord as well as all covenants, conditions
and restrictions of record. Landlord shall not be responsible to Tenant for the
non-performance by any other tenant or occupant of the Building of any such
rules and regulations.

19.   REENTRY BY LANDLORD.

      Landlord reserves and shall at all times have the right to reenter, with
24 hour notice, the Premises to inspect the same, to supply any service to be
provided by Landlord to Tenant hereunder, to show said Premises to prospective
purchasers, mortgagees or tenants, and to alter, improve, or repair the Premises
and any other portion of the Building, without abatement of rent, and may for
that

<PAGE>

purpose erect, use, and maintain scaffolding, pipes, conduits, and necessary
structures in and through the Building and premises where reasonably required by
the character of the work to be performed, provided entrance to the Premises
shall not be blocked thereby, and further provide that the business of Tenant
shall not be interested with unreasonably. In the event that Landlord requires
access to any under-floor duct, Landlord's liability for carpet (or other floor
covering) replacement shall be limited to replacement of the piece removed.
Tenant hereby waives any claim for damages for any injury or inconvenience to or
interference with Tenant's business, any loss of occupancy or quiet enjoyment of
the Premises, and any other loss occasioned thereby. For each of the aforesaid
purposes, Landlord shall at all times have and retain a key with which to unlock
all of the doors in the premises, excluding Tenant's vaults and safes, or
special security areas (designated in advance), and Landlord shall have the
right to use any and all means which Landlord may deem proper to open said doors
in an emergency to obtain entry to any portion of the Premises. Landlord shall
also have the right at any time to charge the arrangement and/or location of
entrances or passageways, door and doorways, and corridors, elevators, stairs,
toilets, or other public parts of the Building, and to change the name, number
or designation by which the Building is commonly known.

20.   DEFAULT.

      The following events shall be deemed to be events of default under this
Lease:

      (A) Tenant shall fall to pay when due any sum of money becoming due to be
paid to Landlord hereunder, whether such sum be any installment of the rent
herein reserved, any other amount treated as additional rent hereunder, or any
payment or reimbursement to Landlord required herein, whether or not treated as
additional rent hereunder, and such failure shall continue for a period of ten
days from the date such payment was due; or

      (B) Tenant shall fail to comply with any term, Provision or covenant of
this Lease other than by failing to pay when or before due any sum of money
becoming due to be paid to Landlord hereunder, and shall not cure such failure
within 20 days (forthwith, if the default involves a hazardous condition) after
written notice thereof to Tenant; or

      (C) Tenant shall abandon or any substantial portion of the Premises; or

      (D) Except where Landlord consents to Tenant's hold over under Article 16,
Tenant shall fail to vacate the Premises immediately upon termination of the
Lease, by lapse of time or otherwise, or upon termination of Tenant's right to
possession only; or

      (E) The leasehold interest of Tenant shall be levied upon under execution
or be attached by process of law or Tenant shall fail to contest diligently the
validity of any lien or claimed lien and give sufficient security to Landlord to
insure payment thereof or shall fail to satisfy any adjustment rendered thereon
and have the same released, and such default shall continue for ten days after
written notice thereof to Tenant: or

      (F) Tenant shall become insolvent, admit in writing its inability to pay
its debts generally as they become due, file a petition in bankruptcy or a
petition to take advantage of any insolvency statute, make an assignment for the
benefit of creditors, make a transfer in fraud of creditors, apply for or
consent to the appointment of a receiver of itself or of the whole or any
substantial part of its property, or file a petition or answer seeking
reorganization or arrangement under the federal bankruptcy laws, as now in
effect or hereafter amended, or any other applicable law or statute of the
United Stated or any state thereof; or

      (G) A court of competent jurisdiction shall enter an order, judgment or
decree adjudicating Tenant a bankrupt, or appointing a receiver of Tenant, or of
the whole or any substantial part of its property, without the consent of
Tenant, or approving a petition filed against tenant seeking reorganization or
arrangement of Tenant under the bankruptcy laws of the United States, as now in
effect or hereafter amended, or any state thereof, and such order, judgment or
decree shall not be vacated or set aside or stayed within 30 days from the date
of entry thereof.

21.   REMEDIES.

      Upon the occurrence of any of such events of default described in Article
20 or elsewhere in this Lease, Landlord shall have the option to pursue any one
or more of the following remedies without any notice or demand whatsoever:

      (A) Landlord, may at its election, terminate this Lease or terminate
Tenant's right to possession only, without terminating the Lease;

      (B) Upon any termination of this Lease, whether by lapse of time or
otherwise, or upon any termination of Tenant's right to possession without
termination of the Lease, Tenant shall surrender possession and vacate the
Premises immediately, and deliver possession thereof to Landlord, and Tenant
hereby grants to Landlord full and free right to enter into and upon the
Premises in such event with or without process of law and to repossess Landlord
of the Premises as of Landlord's former estate and to expel or remove tenant and
any others who may be occupying or within the Premises and to remove any and all
property therefrom, without being deemed in any manner guilty of trespass,
eviction of forcible entry or detainer, and without incurring any liability for
any damage resulting therefrom, Tenant hereby waiving any right to claim damage
for such reentry and expulsion , and without relinquishing Landlord's right to
rent or any other right given to Landlord hereunder or by operation pf law;

      (C) Upon any termination of this Lease, whether by lapse of time or
otherwise, Landlord shall be entitled to recover as damages from Tenant: (i) The
worth at the time of award of any unpaid rent, including any amounts treated as
additional rent

<PAGE>

hereunder, which has been earned at the time of such termination; plus (ii) The
worth at the time of award of the amount by which the unpaid rent, including any
amounts treated as additional rent hereunder, which would have been earned after
termination until the time of awards exceeds the amount of such rental loss
Tenant proves could have been reasonably avoided; plus (iii) The worth at the
time of award of the amount by which the unpaid rent, including any amounts
treated as additional rent hereunder, for the balance of the term after the time
of award exceeds the amount of such rental loss that tenant proves could be
reasonably avoided; plus (iv) Any other amount necessary to compensate landlord
for all the detriment proximately caused by Tenant's failure to perform its
obligations under this Lease or which in the ordinary course of things would be
likely to result therefrom; plus (v) Such other amounts in addition to or in
lieu of the foregoing as may be permitted from time to time by applicable
California law.

            As used in (i) and (ii) above, the "worth at the time of award" is
computed by allowing interest at the maximum legal rate at the time of the
award. As used in (iii) above, the "worth at the time of award" is computed by
discounting such amount at the discount rate of the Federal reserve Bank of San
Francisco at the of award plus one percent (1%).

            (D) (i) Upon any termination of Tenant's right to possession only
without termination of the Lease, Landlord may, at Landlord's option, enter into
the Premises, remove Tenant's signs and other evidences of tenancy, and take and
hold possession thereof as provided in subparagraph (B) above, without such
entry and possession terminating the Lease or releasing Tenant, in whole or in
part, from any obligation including tenant's to pay the rent, including any
amounts treated as additional rent, hereunder for the full Term. In any such
case Tenant shall pay forthwith to Landlord, if landlord so elects, a sum equal
to the entire amount of the rent, including any amounts treated as additional
rent hereunder, for the residue of the Term plus any other sums provided herein
to be paid by Tenant for the remainder of the Term;

            (ii) Landlord may, but need not, relet the Premises or any part
thereof for such rent and upon such terms as Landlord in its sole discretion
shall determine (including the right to relet the Premises for a greater or
lesser term than that remaining under this Lease, the right to relet the
Premises as a part of a larger area, and the right to change the character or
use made of the Premises) and Landlord shall not be required to accept any
tenant offered by tenant or to observe any instructions given by Tenant about
such reletting. In any such case, Landlord may make repairs, alterations and
additions in or to the Premises, and redecorate the same to the extent Landlord
deems necessary or desirable, and Tenant shall, upon demand, pay the cost
thereof, together with Landlord's expenses of reletting including, without
limitation, any broker's commission incurred by landlord. If the consideration
collected by landlord upon any such reletting plus any sums previously collected
from tenant are not sufficient to pay the full amount of all rent, including any
amounts treated as additional rent hereunder and other sums reserved in this
lease for the remaining term hereof, together with the cost of repairs,
alterations, additions, redecorating, and lessor's expenses of reletting and the
collection of the rent accruing therefrom (including attorney's fee and broker's
commissions), Tenant shall pay to Landlord the amount of such deficiency upon
demand and tenant agrees that landlord may file suit to recover any sums falling
due under this section from time to time;

      (E) Landlord may, at Landlord's option, enter into and upon the Premises,
with or without process of law, if Landlord determines in its sole discretion
that Tenant is not acting within a commercially reasonable time to maintain,
repair or replace anything for which Tenant is responsible hereunder and correct
the same, without being deemed in any manner guilty of trespass, eviction or
forcible entry and detainer and without incurring any liability for any damage
resulting therefrom and Tenant agrees to reimburse Landlord, on demand, as
additional rent, for any expenses which Landlord may incur in thus effecting
compliance with Tenant's obligation under this Lease;

      (F) Any and all property which may be removed from the Premises by
Landlord pursuant to the authority of the Lease or of law, to which Tenant is or
may be entitled, may be handled, removed and stored, as the case may be, by or
at the direction of Landlord at the risk, cost and expense of Tenant, and
Landlord shall in no event be responsible for the value, preservation or
safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all
expenses incurred in such removal and all storage charges against such property
so long as the same shall be in Landlord's possession or under Landlord's
control. Any such property of Tenant not retaken by Tenant from storage within
30 days after removal from the Premises shall, at Landlord's option, be deemed
conveyed by Tenant to Landlord under this Lease as by a bill of sale without
further payment or credit by Landlord to Tenant.

      Pursuit of any of the foregoing remedies shall not preclude pursuit of any
of the other remedies herein provided or any other remedies provided by law or
at equity (all such remedies being cumulative), nor shall pursuit of any remedy
herein provided constitute a forfeiture or waiver of any rent due to Landlord
hereunder or of any damages accruing to Landlord by reason of the violation of
any of the terms, provisions and covenants herein contained. No act or thing
done by Landlord or its agents during the Term shall be deemed a termination of
this Lease or an acceptance of the surrender of the Premises, and no agreement
to terminate this Lease or accept a surrender of said Premises shall be valid
unless in writing signed by Landlord. No waiver by Landlord of any violation or
breach of any of the terms, provisions and covenants herein contained shall be
deemed or construed to constitute a waiver of any other violation or breach of
any of the terms, provision and covenants herein contained. Landlord's
acceptance of the payment of rental or other payments hereunder after the
occurrence of an event of default shall not be construed as an accord and
satisfaction, compromise or waiver of such default, unless Landlord so notifies
Tenant in writing. Forbearance by Landlord in enforcing one or more of the
remedies herein provided upon an event of default shall not be deemed or
construed to constitute a waiver of such default or of Landlord's right to
enforce any such remedies with respect to such default or any subsequent
default. If, on account of any breach or default by Tenant under the Lease, it
shall become necessary or appropriate for landlord to employ or consult with an
attorney concerning or to enforce or defend any of Landlord's rights or
remedies, Tenant agrees to pay all attorneys' fees incurred by Landlord.

22.   QUIET ENJOYMENT

      Landlord represent and warrants that it has full right and authority to
enter into this Lease and that Tenant, while paying the rental and performing
its other covenants and agreements herein set forth, shall peaceably and quietly
have, hold and enjoy the Premises for the Term without hindrance or molestation
from Landlord subject to the terms and provisions of this Lease. In the event
this Lease is a sublease, then Tenant agrees to take the Premises subject to the
provision of the prior leases. Landlord shall not be liable for any interference
or disturbance by other tenants or third persons, nor shall Tenant be released
from any of the obligations of this Lease because of such interference or
disturbance.

<PAGE>

23.   D AMAGE BY FIRE, ETC.

      (A) Landlord agrees to maintain standard fire and extended coverage
insurance covering the Building in an amount not less than 90% of the full
"replacement cost" thereof (as such term is defined in the Replacement Cost
Endorsement to be attached thereto, if any) insuring against the perils of fire
and lightning and including extended coverage, and earthquake and flood
coverage, or at Landlord's option, "All Risk" coverage, with earthquake and
flood coverage, all such coverages and endorsements to be as defined, provided
and limited in the standard bureau forms prescribed by the insurance regulatory
authority for the state in which the property is situated for use by insurance
companies admitted in such state for the writing of such insurance on risks
located within such state. Subject to the provisions of Paragraphs 23(C), 23(D)
and 23(F), such insurance shall be for the sole benefit of Landlord and under
its sole control. Such insurance shall include protection for continuation of
rental payments for a period of 12 months in the event of any damage caused by
the perils referred to above. Tenants agrees to pay Landlord, as additional
rental, Tenant's Proportionate Share of Landlord's cost of maintaining such
insurance. Said payments shall be made to Landlord within ten days after
presentation to Tenant of Landlord's statement setting forth the amount due, and
the failure to pay such share shall be treated in the same manner as a default
in the payment of rent hereunder when due. Any payment to be made pursuant to
this Paragraph with respect to the year in which the Lease commences or
terminates shall be prorated. Tenant shall not take out separates insurance
concurrent in form or contributing in the event of loss with that required to be
maintained by Landlord hereunder unless Landlord is included as an additional
insured thereon. Tenant shall immediately notify Landlord whenever any such
separate insurance is taken out and shall promptly deliver to Landlord the
policy or policies of such insurance.

      (B) If the Building should be damaged or destroyed by fire, tornado or
other casually, Tenant shall give immediate written notice thereof to Landlord.

      (C) If the Building should be damaged by any peril covered by the
insurance to be provided by Landlord under Paragraph 23(A), but only to such
extent that the Building can in Landlord's estimation be materially restored
within 180 days after the date upon which Landlord is notified by Tenant of such
damage (except that Landlord may elect not to rebuild if such damage occurs
during the last year of the term), this Lease shall not terminate, and Landlord
shall at its sole cost and expense thereupon proceed with reasonable diligence
to rebuild and repair such Building to substantially the condition in which it
existed prior to such damage, except Landlord shall not be required to rebuild,
repair or replace any part of the partitions, fixtures, additions and other
improvement which may have been placed in, on or about the Premises by Tenant.
If the premises are untenantable in whole or in part following such damage, the
rent payable hereunder during the period in which the Premises are untenantable
shall be reduced to such extent as may be fair and reasonable under all of the
circumstances. In the event that Landlord should fail to materially restore the
Building within 180 days after the date upon which Landlord is notified by
Tenant of such damage, Tenant may (if it has given Landlord at least 30 days
notice of its need and intent to do so) at its option terminate this Lease by
delivering written notice of termination to Landlord as Tenant's exclusive
remedy. Whereupon all rights and obligations hereunder shall cease and
terminate; provided, however, that if construction is delayed because of
changes, deletions, or additions in construction requested by Tenant, strikes,
lockouts, casualties, acts of God, war, material or labor shortages,
Governmental regulation or control or other causes beyond the reasonable control
of Landlord, the period for restoration, repair or rebuilding shall be extended
for the amount of time Landlord is so delayed. For purposes hereof, the Building
or Premises shall be deemed "materially restored" if they are in such condition
as would not prevent or materially interfere with Tenant's use of the Premises
for the purpose for which it was then being used.

      (D) If the Building should be damaged or destroyed by fire, tornado or
other casualty and Landlord is not required to rebuild pursuant to the
provisions of Paragraph 23(C), this Lease shall at the option of Landlord, upon
notice to Tenant, given within 30 days after Landlord is notified by Tenant of
such damage, terminate and the rent shall be abated during the unexpired portion
of this Lease, effective upon the date of the occurrence of such damage.

      (E) Notwithstanding anything herein to the contrary, in the event the
holder of any indebtedness secured by a mortgage or deed of trust covering the
Premises or the Building requires that the insurance proceeds be applied to such
indebtedness, then Landlord shall have the right to terminate this Lease by
delivering written notice of termination to Tenant within 15 days after such
requirement is made by any such holder, whereupon this Lease shall end on the
date of such notice to Tenant as if the date of such notice were the date
originally fixed in this Lease for the expiration of the Term

      (F) In the event of any damage or destruction to the Premises by any peril
covered by the provisions of this Article, Tenant shall, upon notice from
Landlord, forthwith remove, at its sole cost and expense, such portion or all of
Tenant's shelves, bins, machinery and other trade fixtures and all other
property belonging to Tenant or his licensees from such portion or all of the
premises as Landlord shall request and Tenant hereby indemnifies and holds
Landlord (including without limitation the trustee and beneficiaries if Landlord
is a trust), Landlord's agents and employees harmless from any loss, liability,
claims, suits, costs, expenses, including attorney's fees and damages, both real
and alleged, arising out of any damage or injury as a result of the failure to
properly secure the Premises prior to such removal and/or as a result of such
removal.

24.   EMINENT DOMAIN.

      (A) If the whole or any substantial part of the Building should be taken
for any public or quasi-public use under governmental law, ordinance or
regulation, or by right of eminent domain, or by private purchase in lieu
thereof and the taking would prevent or materially interfere with the use of the
Premises or Building for the purposes for which they are then being used, this
Lease shall terminate and the rent shall be abated during the unexpired portion
of this Lease, effective when the physical taking of said property shall occur.

            (B) If part of the Building shall be taken for any public or
      quasi-public use under any government law, ordinance or regulation, or by
      right of eminent domain, or by private purchase in lieu thereof, and this
      Lease is not terminated

<PAGE>

      as provided in Paragraph 24(A), this Lease shall not terminate but the
      rent payable hereunder during the unexpired portion of this lease shall be
      reduced to such extent, if at all, as may be fair and reasonable under all
      of the circumstances and Landlord shall undertake to restore the Premises
      to a condition suitable for Tenant's use, as near to the condition thereof
      immediately prior to such taking as is reasonably feasible under all the
      circumstances.

            (C) In the event of any such taking or private purchase in lieu
      thereof, Landlord and Tenant shall each be entitled to receive and retain
      such separate awards and/or portion of lump sum awards as may be allocated
      to their respective interests in any condemnation proceedings; provided
      that Tenant shall not be entitled to receive any award for Tenant's loss
      of its leasehold interest, the right to such award being hereby assigned
      by Tenant to Landlord.

25.         SALE BY LANDLORD.

            In event of a sale or conveyance by Landlord of the Building, the
same shall operate to release Landlord from any future liability upon any of the
covenants or conditions, expressed or implied, herein contained in favor of
Tenant, and in such event Tenant agrees to look solely to the responsibility of
the successor in interest of Landlord in and to this Lease. Except as set forth
in this Article, this Lease shall not be affected by any such sale, and Tenant
agrees to attorn to the purchaser or assignee. If any security has been given by
Tenant to secure the faithful performance of any the covenants of this Lease.
Landlord may transfer or deliver said security, as such, to Landlord's successor
in interest and thereupon Landlord shall be discharged from any further
liability with regard to said security, provided that any successor shall not be
liable for such security unless such successor receives the same.

26.         ESTOPPEL CERTIFICATES.

            Within ten days following any written request which Landlord may
make from time to time, Tenant shall execute and deliver to Landlord or any
prospective Landlord or mortgagee or prospective mortgagee a sworn statement
certifying: (a) the date of commencement of this Lease, (b) the fact that this
Lease is unmodified and in full force and effect (or, if there have been
modifications hereto, that this Lease is in full force and effect, as modified,
and stating the date and nature of such modification), (c) the date to which the
rent and other sums payable under this Lease have been paid, (d) the fact that
there are no current defaults under this Lease by either Landlord or Tenant
except as specified in tenant's statement, and (e)such other matters requested
by Landlord. Landlord and Tenant intend that any statement delivered pursuant to
this Article may be relied upon by any mortgagee, beneficiary or purchaser and
Tenant shall be liable for all loss, cost or expense resulting from the failure
of any sale or funding of any loan caused by any material misstatement contained
in such estoppel certificate. Tenant hereby irrevocably appoints Landlord or if
Landlord is a trust, Landlord's beneficiary or agent, as attorney-in-fact for
the Tenant with full power and authority to execute and deliver in the name of
Tenant such estoppel certificate if Tenant fails to deliver the same within such
ten day period and such certificate as signed by Landlord, Landlord's
beneficiary or agent, as the case may be, shall be fully binding on Tenant, if
Tenant fails to deliver a contrary certificate within five days after receipt by
Tenant of a copy of the certificate executed by Landlord, Landlord's beneficiary
or agent, as the case may be, on behalf of Tenant.

27.         SURRENDER OF PREMISES.

            Tenant shall, at least 90 days before the last day of the Term
arrange to meet Landlord for a joint inspection of the Premises. In the event of
Tenant's failure to arrange such joint inspection, Landlord's inspection at or
after Tenant's vacating the Premises shall be conclusively deemed correct for
purposes of determining Tenant's responsibility for repairs and restoration.

            At the end of the Term or any renewal thereof or other sooner
termination of this Lease, Tenant will peaceably deliver up to Landlord
possession of the Premises, together with all improvements or additions upon or
belonging to the same, by whomsoever made, in the same condition as received or
first installed broom clean and free of all debris, ordinary wear and tear and
damage by fire, earthquake, Act of God, or the elements alone excepted. Tenant
may, upon termination of this Lease, remove all movable partitions of less than
full height from floor to ceiling, counters, and other personal property of
Tenant removable without material damage to such property or the Premises
previously installed by Tenant, at Tenant's sole cost, title to which shall be
in Tenant until such termination, repairing such damage caused by such removal.
Property not so removed shall be deemed abandoned by the Tenant and title to the
same shall thereupon pass to Landlord under this Lease as by a bill of sale.
Upon request by Landlord, Tenant shall remove any or all permanent improvements
or additions to the Premises installed at Tenant's cost and all movable
partitions, counters and other personal property of Tenant removable without
material damage to such property or the Premises which may be left by Tenant and
repair any damage resulting from such removal. Tenant shall indemnify Landlord
against any loss or liability resulting from delay by Tenant in so surrendering
the Premises, including without limitation any claims made by any succeeding
Tenant founded on such delay.

              All obligation of Tenant hereunder not fully performed as of the
expiration or earlier termination of the Term of this Lease shall survive the
expiration or earlier termination of the Term. Upon the expiration or earlier
termination of the Term, Tenant shall pay to Landlord the amount, as estimated
by Landlord, necessary: (i) to repair and restore the Premises as provided
herein; and (ii) to discharge Tenant's obligation for unpaid amounts due
Landlord. All such amounts shall be used and held by Landlord for payment of
such obligations of Tenant, with Tenant being liable for any additional costs
upon demand by Landlord,

<PAGE>

or with any excess to be returned to Tenant after all such obligations have been
determined and satisfied. Any Security Deposit shall be credited against the
amount payable by Tenant hereunder.

28.         NOTICES.

              Any notice or document required or permitted to be delivered
hereunder shall be in writing and shall be effective upon delivery, if
personally delivered, or two days after mailing, if mailed. All notices shall be
personally delivered or sent by United States Mail, postage prepaid, Certified
or Registered Mail, addressed to the parties hereto at the respective addresses
set forth opposite their respective signatures on the Reference Page, or at such
other address as they have theretofore specified by written notice delivered in
accordance herewith.

29.         TAXES PAYABLE BY TENANT.

            In addition to rent and other charges to be paid by Tenant
hereunder, Tenant shall reimburse to Landlord, upon demand, any and all taxes
payable by Landlord (other than net income taxes) whether or not now customary
or within the contemplation of the parties hereto: (a) upon, allocable to, or
measured by or on the gross or net rent payable hereunder, including without
limitation any gross income tax, sales tax or excise tax levied by the State,
any political subdivision thereof, or the Federal Government with respect to the
receipt of such rent; or (b) upon or with respect to the possession, leasing,
operation, management, maintenance, alteration, repair, use or occupancy of the
Premises or any portion thereof, including any sales, use or service tax imposed
as a result thereof; or (c) upon or measured by the Tenant's gross receipt or
payroll or the value of Tenant's equipment, furniture, fixtures, and other
personal property of Tenant or leasehold improvements, alterations, additions,
located in the Premises; or (d) upon this transaction or any document to which
Tenant is a party creating or transferring an interest or an estate in the
Premises.

            In addition to the foregoing, Tenant agrees to pay, before
delinquency, any and all taxes levied or assessed against Tenant and which
become payable during the term hereof upon Tenant's equipment, furniture,
fixtures, and other personal property of Tenant located in the Premises.

30.         DEFINED TERMS AND HEADINGS.

            The article headings herein are for convenience of reference and
shall in no way define, increase, limit, or describe the scope or intent of any
provision of this Lease. Any indemnification of, insurance of, or option granted
to Landlord shall also include or be exercisable by Landlord's trustee,
beneficiary, agents and employees, as the case may be. In any case, where this
Lease is signed by more than one person, the obligations hereunder shall be
joint and several. The terms "Tenant" and "Landlord" or any pronoun used in
place thereof shall indicate and include the masculine or feminine, the singular
or plural number, individuals, martial communities, firms, or corporations, and
their and each of their respective successors, executors, administrators, and
permitted assigns, according to the context hereof. Tenant agrees to furnish
promptly upon demand a corporate resolution, proof of due authorization by
partners, or other appropriate documentation evidencing the due authorization of
Tenant to enter into this Lease. The Term "rentable area" shall mean the
rentable area of the Premises or the Building as calculated by the Landlord on
the basis of the plans and specifications (which were available for inspection
by Tenant at the time the Lease was executed) of the Building and including a
proportionate share of any common areas. Tenant hereby consents and agrees that
the calculation of rentable area on the Reference Page shall be controlling.

31.   ERISA REPRESENTATION.

      Tenant represents and warrants to Landlord that, as of the date hereof,
neither Tenant nor any affiliate of Tenant has employee pension or
profit-sharing plans that hold, in the aggregate, beneficial interests
representing greater than five percent of the total assets of any RREEF
investment fund. Tenant acknowledges that a breach of the foregoing
representation and warranty may constitute a prohibited transaction under the
terms of the Employee Retirement Income Security Act of 1975 and the Internal
Revenue Code, as modified by PTE 82-51, an administrative exemption from certain
of the prohibited transaction rules granted to the RREEF Funds by the United
States Department of Labor (46 Fed. Reg. 14,238 (April 2, 1982)). If, at any
time, Tenant or any affiliate of Tenant has employee pension or profit-sharing
plans that hold, in the aggregate, beneficial interests representing greater
than five percent of the total assets of any RREEF investment fund, Tenant shall
promptly advise Landlord of such fact in writing.

32.   ENFORCEABILITY.

      If for any reason whatsoever any of the provisions hereof shall be void,
unenforceable or ineffective, all of the other provisions shall be and remain in
full force and effect.

33.   COMMISSIONS.

      Each of the parties (i) represents and warrants to the other that it has
not dealt with any broker or finder in connection with this Lease, except as
described on the Reference Page; and (ii) indemnifies and holds the other
harmless from any and all losses, liability, costs or expenses (including
attorneys' fees) incurred as a result of any breach of the foregoing warranty.

34.   TIME AND APPLICABLE LAW.

      Time is of the essence of this Lease and all of its provisions. This Lease
shall in all respects be governed by the laws of the state in which the Building
is located.

<PAGE>

35.   PARKING

      Tenant shall have the right to use in common with other tenants or
occupants of the Building the parking facilities of the Building, as shown on
Exhibit "C", if any, as designated from time to time by Landlord. Tenant shall
not at any time park or permit the parking of Tenant's vehicles, or the vehicles
of others, adjacent to loading areas or so as to interfere in any way with the
use of such areas. Tenant shall not park or permit to be parked any inoperative
vehicles or equipment on any portion of the parking or loading areas.

36.   SUCCESSORS AND ASSIGNS.

      Subject to the provisions of Article 11, the terms, covenants and
conditions contained herein shall be binding upon and inure to the benefit of
the heirs, successors, executors, administrators, marital communities, if any,
and assigns of the parties hereto.

37.   ENTIRE AGREEMENT.

      This Lease, together with its exhibits, contains all agreements of the
parties hereto and supersedes any previous negotiations. There have been no
representations made by the Landlord or understandings made between the parties
other than those set forth in this Lease and its exhibits. This Lease may not be
modified except by a written instrument duly executed by the parties hereto.

38.   EXAMINATION NOT OPTION

      Submission of this Lease shall not be deemed to be a reservation of the
Premises. Landlord shall not be bound hereby until its delivery to Tenant of an
executed copy hereof signed by Landlord, already having been signed by Tenant,
and until such delivery Landlord reserves the right to exhibit and lease the
Premises to other prospective tenants. Notwithstanding anything contained herein
to the contrary, Landlord may withhold delivery of possession of the Premises
from Tenant until such time as Tenant has paid to Landlord the security deposit
required by Article 5, the first month's rent as set forth in Article 3, and any
sum owed pursuant hereto.

39.   RECORDATION.

      Neither Landlord nor Tenant shall record this Lease or a short form
memorandum hereof without the prior written consent of the other party, and the
party offering the same for recording shall pay all charges and taxes incident
thereto.

40.   TENANT'S PROPORTIONATE SHARE

      Tenant's proportionate Share is defined as the percentage obtained by
dividing the number of square feet in the Leased Premises by the total number of
leasable square feet at the property. In the event that the number of square
feet in either the Leased Premises or the entire property is modified, Tenant's
Proportionate Share shall thereafter be adjusted accordingly.

41.   COMMON AREAS AND COMMON AREA EXPENSE

      1.    "Common areas" herein referred to means all areas and facilities
outside the demised Premises, within the exterior boundaries of the complex of
which the demised Premises form a part, that are provided and designated by the
Landlord from time to time for the general use and convenience of the Tenant and
of other tenants of the Landlord having the common use of such areas, and their
respective authorized representatives and invitees. Common areas include,
without limitation, driveways, parking areas, sidewalks, and landscaped areas.

      2.    Landlord shall maintain the common areas, establish and enforce
reasonable rules and regulations concerning such areas, close any of the common
areas to whatever extent required in the opinion of Landlord's counsel to
prevent a dedication of any of the common areas or the accrual of any rights of
any person or of the public to the common areas, close temporarily any of the
common areas for maintenance purposes, and make changes to the common areas
including, without limitation, changes in the location of driveways, entrances,
exits, vehicular parking spaces, parking area, the direction of the flow of
traffic or construction of additional buildings thereupon, without any
restriction whatsoever.

      3.    Tenant, as additional rent, shall pay to Landlord its Proportionate
Share of common area costs within ten (10) days of receiving a bill therefor
from Landlord, but no more frequently than monthly.

      4.    "Common areas costs", shall mean the same as "common area
maintenance cost" and said terms shall mean all sums expended by the Landlord
for the supervision, maintenance, repair, replacement and operation of the
common area, plus an allowance of fifteen percent (15%) of such costs of the
Landlord for administrative fee. Common area cost shall include without
limitation: landscape supplies, maintenance, repair and replacement;: parking
lot sweeping, striping and sealing; parking lot pavement repair and replacement;
painting of curbs and truckwell railings; cost of liability insurance for the
common area; security services for the common area; parking lot lighting costs;
maintenance and repair of common sewer lines and such other costs as Landlord
considers necessary in its sole judgment to maintain the common areas.

      5.    Landlord shall have the right, at its option, to estimate tenant's
Proportionate Share of common area costs next due and to collect and impound
from Tenant on monthly or quarterly basis, as Landlord may elect, the amount of
Tenant's

<PAGE>

estimated Proportionate Share of such costs. Landlord shall provide Tenant with
a reconciliation of Tenant's impound account at least annually, and if such
reconciliation shall indicate that Tenant's impound account is insufficient to
satisfy Tenant's Proportionate Share of common area costs for the period
estimated, Tenant shall immediately pay to Landlord any deficiency. Any excess
in such impound account shall be applied to reduce the estimated payments for
the next ensuing period.

42.   REIMBURSEMENT OF INSURANCE.

      Tenant, upon demand, shall pay to Landlord its Proportionate share of the
premium for fire, extended coverage and other property insurance obtained by the
Landlord on the Premises and on the building or buildings of which the Premises
form a part, including the common areas.

      Additionally, the Tenant shall, upon demand, pay to the Landlord any
increase in such insurance premium resulting to the overall cost on the building
or buildings covered by such policies because of any special conditions relating
to the tenant's operations which require a higher premium. Landlord's insurance
carrier or Landlord's insurance agent shall make the judgment as to the sum of
money so involved, which judgment shall be conclusive.

      Landlord shall have the right, at its option, to estimate Tenant's
Proportionate Share of insurance cost next due to collect and impound from
Tenant on a monthly or quarterly basis, as Landlord may elect, the amount of
tenant's estimated Proportionate Share of such costs. Landlord shall provide
Tenant with a reconciliation of Tenant's impound account at least annually, and
if such reconciliation shall indicate that tenant's impound account is
insufficient to satisfy tenant's Proportionate Share of insurance cost for the
period estimated, Tenant shall immediately pay to Landlord any deficiency. Any
excess in such impound account shall be used to reduce the estimated payments
for the next ensuing period.

      Tenant agrees at all times during the term of this Lease, and at Tenant's
sole expense, to keep all trade fixtures, equipment and merchandise of Tenant,
or any subtenant of Tenant that may be in the Premises from time to time,
insured against loss or damage by fire or the hazards commonly referred to under
the extended coverage endorsement, for an amount of ninety percent (90%) of full
replacement value. The proceeds from any such insurance must be used by the
Tenant to restore or replace any such trade fixtures, equipment and merchandise
in the Premises.

43.   HAZARDOUS MATERIALS.

      (a)   Tenant agrees that Tenant, its agents and contractors, licensees, or
invitees shall not handle, use manufacture, store or dispose of any flammables,
explosives, radioactive materials, hazardous wastes or materials, toxic wastes
or materials, or other similar substances, petroleum products or derivatives
(collectively "Hazardous Materials") on, under, or about the Premises, without
Landlord's prior written consent (which consent may be given or withheld in
Landlord's sole direction), provided that Tenant may handle, store, use or
dispose of products containing small quantities of Hazardous Materials, which
products are of a type customarily found in offices and households (such as
aerosol cans containing insecticides, toner for copies, paints, paint remover,
and the like), provider further that Tenant shall handle, store, use and dispose
of any such Hazardous Materials in a safe and lawful manner and shall not allow
such Hazardous Materials to containment the Premises or the environment.

      (b)   Without limiting the above, tenant shall reimburse, defend,
indemnify and hold Landlord harmless from and against any and all claims,
losses, liabilities, damages, costs and expenses, including without limitation,
loss of rental income, loss due to business interruption, and attorneys fees and
costs, arising out of or in any way connected with t he use, manufacture,
storage, or disposal of Hazardous materials by Tenant, its agents or contractors
on, under or about the Premises including, without limitation, the costs of any
required or necessary investigation, repair, cleanup or detoxification and the
preparation of any closure or other required plans in connection herewith,
whether voluntary or compelled by governmental authority. The indemnity
obligations of Tenant under this clause shall survive any termination of the
Lease.

      (c)   Notwithstanding anything set forth in this Lease, Tenant shall only
be responsible for contamination of Hazardous Materials or any cleanup resulting
directly therefrom, resulting directly from matters occurring or Hazardous
Materials deposited (other than by contractors, agents or representatives
controlled by Landlord) during the Lease term, and any other period of time
during which Tenant is in actual or constructive occupancy of the Premises.
Tenant shall take reasonable precautions to prevent the contamination of the
Premise with Hazardous Materials by third parties.

      (d)   It shall not be unreasonable for Landlord to withhold its consent to
any proposed Assignment or Sublease if (i) the proposed Assignee's or
Sublessee's anticipated use of the premises involves the generation, storage,
use, treatment or disposal of Hazardous Materials; (ii) the proposed Assignee or
Sublessee has been required by any prior landlord, lender, or governmental
authority to take remedial action in connection with Hazardous Materials
contaminating a property if the contamination resulted from such Assignee's or
Sublessee's actions or use of the property in question; or (iii) the proposed
Assignee or Sublessee is subject to an enforcement order issued by any
governmental authority in connection with the use, disposal, or storage of a
hazardous material.

<PAGE>

44.   FIRST RIGHT OF OFFER.

      1.    Tenant shall, provided the Lease is in full force and effect and
Tenant is not in default under any of the other terms and conditions of the
lease at the time of notification or commencement nor during any three months
(consecutive or non-consecutive) in any twelve (12) month period, have the right
to lease the Expansion Premises consisting of approximately 27,600 square feet
in the following increments as such space becomes available: 2004 Martin Avenue,
approximately 10,800 square feet and 2016 Martin Avenue, approximately 16,800
square feet as shown on Exhibit "A" attached hereto. Landlord shall give written
notice to Tenant of the availability of the Expansion Premises and upon receipt
of such notice, Tenant shall have a period of seven (7) business days in which
to exercise Tenant's right to lease said space, failing which Landlord may lease
such space to any third party on whatever basis Landlord desires, and Tenant
shall have no further rights with respect to the space covered by such notice.

      2.    If Tenant exercises an expansion option hereunder,, the Expansion
Premises shall automatically be included in the Premises and the Annual Rent, as
adjusted, shall be applied thereto, in accordance with the provisions hereof,
effective as of the date of availability of such space specified in Landlord's
notice to Tenant, or such later date as the space actually becomes available.
Tenant's Proportionate Share shall increase accordingly. The lease term for such
Expansion Premises shall be negotiated, but, not less than a minimum of one (1)
year.

      3.    All space leased by Tenant pursuant to this expansion option shall
be on an "as is" basis.

      4.    The Annual rent for the Expansion Premises prior to any rent
adjustment shall be the market rate for comparable space in the Building and in
other buildings of like quality in the same rental market as of the date the
extension term is to commence. In no event shall the Annual Rent on a rentable
square foot basis for the Expansion Premises be less than the Annual rent on a
square foot basis paid by Tenant for its initial Leased Premises as increased by
any rent adjustment pursuant to the Lease. Landlord shall give to Tenant written
notice of the annual rent which shall be applicable for the Expansion Premises
at the time that notice of the availability of the space is given to Tenant.
Landlord and Tenant shall have thirty (30) days after Landlord receives
notification from Tenant of Tenant's desire to lease said Expansion Premises in
which to agree on the new annual rent, failing which Tenant shall have no
further rights with respect to space covered by such notice.

      5.    If requested by Landlord, Tenant shall, prior to the beginning of
the term for the Expansion Premises, execute a written memorandum confirming the
Annual Rent for the Expansion Premises.

45.   SCHEDULE OF RENTS.

      In accordance with Article 3, the Annual Rent and Monthly Installment of
minimum rent shall increase per the schedule shown below:

            Months  1-18 : $ 3,375.00 per month or $ 40,500.00 per year;
            Months 19-36 : $ 5,152.00 per month or $ 61,824.00 per year;
            Months 37-48 : $ 5,600.00 per month or $ 67,200.00 per year;
            Months 49-60 : $ 6,048.00 per month or $ 72,576.00 per year;
            Months 61-72 : $ 6,496.00 per month or $ 77,952.00 per year.

      All other expenses as provided for in Articles 4, 41, and 42 shall
commence on September 6, 1991 and all other provisions of the lease shall remain
in effect.

46.   CORPORATE AUTHORITY.

      If Tenant is a corporation, Tenant represents and warrant that this Lease
and the undersigned's execution of this Lease has been duly authorized and
approved by the corporation's Board of Directors. The undersigned officers and
representatives of the corporation executing this Lease on behalf of the
corporation represent and warrant that they are officers of the corporation with
authority to execute this Lease on behalf of the corporation.

<PAGE>

47.   LIMITATION OF LANDLORD'S LIABILITY

      Redress for any claims against Landlord under this Lease shall only be
made against Landlord to the extent of Landlord's interest in the property to
which the leased premises are a part. The obligations of Landlord under this
lease shall not be personally binding on, nor shall any resort be had to the
private properties of, any of its trustees or board of directors and officers,
as the case may be, the general partners thereof or any beneficiaries,
stockholders, employees or agents of Landlord, or the investment manager.

The parties hereto have executed this Lease on the dates specified immediately
below their respective signatures.

LANDLORD:                                        TENANT:

RREEF WEST-V, INC.,                               Viko  Technology, Inc.,
A Delaware corporation                            a California corporation

By: RREEF MANAGEMENT COMPANY,
     a California corporation

By: /s/ Carl Deteres                            By: /s/ Bill de Carbonel
    --------------------                            -----------------------
    Carl Deteres
Title: Director of Properties                   Title: VP MKT

Dated: 7/15/91                                  Dated:7/11/91

By: /s/ Sherie L. Dunn
    ------------------
     Sherie L. Dunn
Title: District Manager

Dated: 7-12-91

<PAGE>

                                   EXHIBIT "A"

to that certain Lease Agreement dated July 10, 1991 by and between RREEF WEST-V,
Inc., a Delaware corporation and Viko Technology, Inc., a California
corporation.

                                    PREMISES

This site plan is intended only to show the general layout of the property or a
part thereof. Landlord reserves the right to alter, vary, add to or omit in
whole or in part any structures, and/or improvements, and/or common areas and/or
land area shown on this plan. All measurements and distances are approximate.
This plan is not drawn to scale.

                 [MARTIN AVENUE/SAH THOMAS INDUSTRIAL PARK MAP]

                                  EXHIBIT "A"
                                page one of one

<PAGE>

                                   EXHIBIT "B"

to that certain Lease Agreement dated July 10, 1991 by and between RREEF WEST-V,
INC., a Delaware corporation and Viko Technology, Inc., a California
corporation.

                      LANDLORD'S AND TENANT'S IMPROVEMENTS

Landlord shall, at it sole cost and expense, increase the Premises power
capabilities to a total of 800 amps; 120/208 volts; 3 phase.

Landlord shall reimburse Tenant upon receipt of paid invoices and lien releases,
up to maximum of $ 10,000.00 for improvement work performed by Tenant to the
Leased Premises. In no event will Landlord reimburse Tenant for the cost of
decorator items, i.e. wallpaper, decorative lightning, desks, furniture, etc, or
any business equipment, machinery or any other business fixture. It may include
the cost of structural calculations and addition of a window on the front,
outside wall subject to Landlord's approval.

Landlord will have the roof inspected no later than September 30, 1991 and
perform necessary and recommended maintenance.

Tenant shall contract its own improvement work. Tenant accepts full
responsibility that all work will be performed in a workmanlike manner by a
licensed contractor in accordance with Article 6 of this Lease.

In addition to the above, tenant hereby accepts the demised Premises in an
"as-is" condition. Landlord shall ensure that all mechanical equipment,
including electrical, roll-up doors, electric light bulbs, tube and ballasts,
plumbing, heating, ventilating and air conditioning systems, are in good
operating order at the time of occupancy by Tenant.

                                   EXHIBIT "B"
                                 page one of one

<PAGE>

                                   EXHIBIT "C

to that certain Lease Agreement dated July 10, 1991 by and between RREEF WEST-V,
INC., a Delaware corporation and Viko Technology, Inc., a California
corporation.

                                     PARKING

This sit plan is intended only to show the general layout of the property or a
part thereof. Landlord reserves the right to alter, vary, add to or omit in
whole or in part any structures, and/or improvements, and/or common areas and/or
land area shown on this plan. All measurements and distances are approximate.
This plan is not drawn to scale.

                                 [PARKING MAP]

                                  EXHIBIT "C"
                                page one of one

<PAGE>

                           SECOND AMENDMENT TO LEASE

      THIS SECOND AMENDMENT TO LEASE is dated for reference purposes only as
January 29, 1999, and is part of that Lease dated July 10, 1991 and the First
Amendment to Lease dated December 26, 1996, (collectively, the "Lease") by and
between SPP REAL ESTATE (SILICON VALLEY), INC., a Delaware corporation,
successor-in-interest to RREEF WEST-V, INC., a Delaware corporation,
("Landlord"), and VIKO TECHNOLOGY, INC., a California corporation ("Tenant"),
and is made with reference to the following facts:

      A. The Premises currently leased by Tenant pursuant to the Lease consists
of 11,200 rentable square feet commonly known as 2006 Martin Avenue , City of
Santa Clara, California.

      B. The Lease Term for said Premises currently expires on January 31, 2002.

      C. Tenant and Landlord have agreed to expand the square footage of said
Premises by 16,800 rentable square feet as shown on "Exhibit A" attached hereto
and incorporated herein by reference as the "Expansion Space".

      D. Tenant and Landlord wish to amend the Lease on the Terms and Conditions
set forth in this Second Amendment to Lease.

      NOW, THEREFORE, Landlord and Tenant hereby agree that the Lease Terms is
amended as follows:

            1. Landlord's Name: The Lease is hereby amended to reflect change in
ownership of the above-referenced Premises to SPP Real Estate (Silicon Valley),
Inc., a Delaware corporation.

            2. Landlord's Address: Landlord's address for notices amended to
      read:

                  SPP Real Estate (Silicon Valley), Inc.
                  505 Montgomery Street
                  6th Floor
                  San Francisco, CA 94111

            3. Premises: Exhibit A is hereby amended to provide for the
Expansion space of 16, 800 rentable square feet resulting in a total of 28,000
rentable square feet.

            4. Tenant's Share: Article 40 is hereby amended to mean 23.26% of
the Project and 41.42% of the Building commencing February 1, 1999.

            5. Lease Term: Article 2 is hereby amended to provide that the Lease
Term shall be extended through and including January 31, 2004.

            6. Base Monthly Rent: Commencing February 1 1999, Articles 3 and 46
are hereby amended to provide for Base Monthly Rent as follows:

            Combined Premises: 2006 and 2016 Martin Avenue

            February 1, 1999, through and including January 31, 2000: $23,576.00
      per month
            February 1, 2000, through and including January 31, 2001: $24,864.00
      per month
            February 1, 2001, through and including January 31, 2002: $26,040.00
      per month
            February 1, 2002, through and including January 31, 2003: $30,800.00
      per month
            February 1, 2003, through and including January 31, 2004: $32,200.00
      per month

            8. Security Deposit: Article 5 is hereby amended to provide for an
increase in the Security Deposit of $27,050.00 which Tenant has provided
Landlord upon signature hereon for a total of $32,200.00.

<PAGE>

            SECOND AMENDMENT TO LEASE

            9. Tenant's Liability Insurance Minimum: Article 13 is hereby
amended to mean $2,000,000.00.

            10. Retained Real Estate Brokers: Tenants warrants that it has not
had any dealings with any real estate brokers or salesmen or incurred any
obligations for the payment of real estate brokerage commissions or finder's
fees which would be earned or due and payable by reason of the execution of this
Lease Amendment.

            11. Delivery and Acceptance of Premises: Delivery and acceptance of
the Premises as provided for in paragraph A above shall be "as is".

            Tenant shall be allowed to create an opening to allow ingress and
egress between the Premises known as 2006 Martin Avenue and 2016 Martin Avenue.
Such opening shall not jeopardize the integrity of the Building and Tenant shall
restore the wall to its pre-existing condition at the end of the Lease Term.

            12. Year 2000 Disclaimer: Landlord hereby disclaims any liability
for any and all damages, injuries or other losses, whether ordinary, special,
consequential, punitive or otherwise, arising out of, relating to, or in
connection with, (a) the failure of any automated, computerized and/or software
system or other technology used in, on, or about the Property or relating to the
management or operation of the Property to accurately receive, provide or
process date/time data (including, but not limited to, calculating, comparing
and sequencing) both before and after September 9, 1999, and before, after,
during and between the years 1999 A.D. and 2000 A.D., and leap year calculations
and, or (b) the malfunction, ceasing to function or providing of invalid or
incorrect results by any such technology as a result of date/time data. The
foregoing disclaimer shall apply to any such technology used in, on, or about
the Property or that affects the Property, whether or not such technology is
within the control of Owner or any of Owner's agents or representatives. THE
FOREGOING DISCLAIMER INCLUDES A DISCLAIMER OF ALL WARRANTIES OR REPRESENTATIONS
EXPRESS OR IMPLIED, WITH RESPECT TO THE MATTERS DESCRIBED HEREIN, INCLUDING ANY
IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE.

            13. Continuing Obligation: Except as expressly set forth in this
Amendment, all terms and conditions of the Lease remain in full force and
effect, and all terms and conditions of the lease are incorporated herein as
though set forth at length.

            14. Effect of Amendment: This Amendment modifies the Lease. In the
event of any conflict or discrepancy between the lease and/or any other previous
documents between the parties and the provisions of this Amendment, then the
provisions of this Amendment, shall control. Except as modified herein, the
Lease shall remain in full force and effect.

            15. Authority: Each individual executing this Amendment on behalf of
Tenant represents and warrants that he or she is duly authorized to and does
execute and deliver this Amendment pursuant to express authority form Tenant
pursuant to and in accordance with the By-Laws and the other organic documents
of the Tenant corporation.

            16. Entire Agreement: The Lease, as modified by this Amendment,
constitutes and contains the entire agreement between the parties, and there are
no binding agreements or representations between the parties except as expressed
herein. Tenant acknowledges that neither Landlord nor Landlord's Agents have
made any legally binding representations or warranties as to any matter except
for such matters binding representations or warranties as to any matter except
for such matters which are expressly set forth herein, including any
representations or warranties relating to the condition of the Premises or the
improvements thereto or the suitability of the Premises or the Project for
Tenant's business.

            IN WITNESS WHEREOF, Landlord and Tenant have executed this Second
      Amendment to be effective as of the date first set forth above.

LANDLORD:                                         TENANT:
SPP REAL ESTATE (SILCON VALLEY) INC.              VIKO TECHNOLOGY, INC.
a Deware corporation                              a California corporation

BY: AMB INVESTMENT MANAGEMENT                     BY: /S/ Bill de Carbonel
LIMITED PARTNERSHIP,                                  -----------------------
a Maryland limited partnership

                                                  Title: Vice President

By:  AMB Investment Management Corporation,
     a Maryland corporation, its general partner

BY: /s/ John L. Rossi
    -----------------
    John L. Rossi

Title: Vice President

Dated : 2/1/99                                    Dated: 1/29/99

<PAGE>

                                   EXHIBIT "A"

                                             SILICON VALLEY INDUSTRIAL PORTFOLIO
PROJECT 8L20                                             MARTIN INDUSTRIAL PARK
MANUFACTURING & WAREHOUSE                 TOTAL BUILDING SQUARE FOOTAGE: 120,400

                              [MARTIN AVENUE MAP]

BUILDING :A 2002  2016 MANIA AVENUE
67.600 SF.ONE STORY

BUILDING :B 2026  2036 MANIA AVENUE
52,800 SF.ONE STORY.

<PAGE>

                            THIRD AMENDMENT TO LEASE

      THIS THIRD AMENDMENT TO LEASE is dated for reference purposes only as
April 9, 2003, and is part of that Lease dated July 10, 1991, the First
Amendment to Lease dated December 26, 1996 and the Second Amendment to Lease
dated January 29, 1999 (collectively, the "Lease") by and between AMB PROPERTY,
L.P., a Delaware limited partnership, successor-in-interest to SPP Real Estate
(Silicon Valley), Inc., a Delaware corporation, successor-in-interest to RREEF
WEST-V, INC., a Delaware corporation, ("Landlord"), and VIKO TECHNOLOGY, INC., a
California corporation, ("Tenant") and is made with reference to the following
facts:

            A.    The premises currently leased by Tenant pursuant to the Lease
            consists of 28,000 rentable square feet commonly known as 2006-2016
            Martin Avenue, City of Santa Clara, California.

            B.    The Lease Term for said Premises currently expires on January
            31, 2004.

            C.    Tenant and landlord wish to amend the Lease on the Terms and
            Conditions set forth in this Third Amendment to Lease.

            NOW, THEREFORE, Landlord and Tenant hereby agree that the Lease
            Terms is amended as follows:

                  1. Landlord's Name: The Lease is hereby amended to reflect
            change in ownership of the above referenced Premises to AMB
            Property, L.P., a Delaware limited partnership.

                  2. Landlord's Address: Landlord's address for notices is
            amended to read:

                        AMB Property, L.P.
                        Pier 1, Bay 1
                        San Francisco, CA 941111

                  3. Lease Term: Article 2 is hereby amended to provide that the
            Lease Term shall be extended through and including April 30, 2006.

                  4. Base Monthly Rent: Commencing May 1, 2003, Articles 3 is
            hereby amended to provide for Base Monthly Rent as follows:

                  May 1, 2003 through and including April 30, 2004: $18,760.00
            per month
                  May 1, 2004 through and including April 30, 2005: $19,320.00
            per month
                  May 1, 2005 through and including April 30, 2006: $19,880.00
            per month

                  5. Security Deposit: The Security Deposit in the amount of
            $32,200.00 shall remain the same.

                  6. Tenant's Liability Insurance Minimum: The Liability
            Insurance Minimum amount shall remain the same.

                  7. Tenants Right of First Negotiation for Additional Space:

                        A. Grant and Right of First Negotiation: Landlord hereby
            grants to Tenant a right of First Negotiation regarding the leasing
            of the "First Negotiation Space" which consists of the portion of
            the Building (Project) which is identified and described on Exhibit
            "A" as the First Negotiation Space, being approximately 16,800
            square feet of rentable space commonly known as 2008 Martin Avenue,
            Santa Clara, California on the terms contained in this Amendment.

                        B. Negotiation Notice: If landlord proposes to lease all
or part of the First Negotiation Space at any time after the Effective Date of
this Lease and before the expiration or earlier termination of this Right of
First Negotiation, Landlord shall notify Tenant in writing (the "Negotiation
Notice") of the following basic business terms upon which Landlord would be
willing to lease the First Negotiation Space; (i) the portion of the First
Negotiation Space which Landlord propose to lease (the "Offered Space"), (ii)
the term of the proposed lease; (iii) the tenant improvements Landlord is
willing to construct or that it will require be constructed and the contribution
Landlord is willing to make to pay for such tenant improvements; (iv) the rent
for the terms of the lease or formula to be used to determine such rent, and (v)
any other material business terms Landlord elects to specify.

<PAGE>

                        C. Negotiation Period: Tenant shall have ten (10) days
(the "Negotiation Period") from the Negotiation Notice within which to conduct
negotiations with Landlord regarding Tenant's leasing of the Offered Space,
whether on the terms set forth in Landlord's notice or otherwise.

                        D. Duties During Negotiation Period: During the
Negotiation Period, Landlord and Tenant will negotiate in good faith in an
attempt to agree on a lease of the Offered Space. Neither Landlord nor Tenant
shall be bound to agree to or accept any terms and conditions for such lease
except those which each party, in its sole discretion, wishes to agree to. "Good
Faith" in such negotiations does not require either party to make concessions to
the other party's position, but only requires that each party give the other
party a reasonable opportunity, within the Negotiation Period, to present and
discuss the party's proposals. Landlord is not bound to agree to any or all of
the terms set forth in the Negotiation Notice if it determines during
negotiations that one or more of said terms is not in Landlord's best interest.

                        E. Landlord's Right To Lease Absent Agreement: if
Landlord and Tenant do not reach agreement in writing for tenant to lease the
Offered Space within the Negotiation Period, Landlord thereafter shall have the
right to offer the Offered Space to any third party, on such terms and
conditions as Landlords may elect, and Landlord shall not thereafter, have any
duty to further offer the Offered Space to Tenant.

                        F. Termination: The right granted to Tenant in this
paragraph is personal to tenant, and may not be assigned by Tenant to any third
party, either alone or in conjunction with an assignment of this Lease or a
sublease of all or any part of the Premises. The rights granted to Tenant under
this paragraph shall terminate upon the earliest of the following to occur: (i)
the expiration or earlier termination of the Lease; (ii) any assignment by
Tenant of its interest in this Lease; (iii) any subletting by Tenant of
substantially all of the premises for substantially all of the remainder of the
Lease Term, (iv) the termination of this right by default as set forth in
Subparagraph G below, or (v) as to any Offered Space, when the Negotiation
Period ends without Tenant and Landlord reaching a written agreement for Tenant
to lease the Offered Space.

                        G. Termination By Default: The rights of Tenant under
this Paragraph shall not be effective at any time when Tenant is in default
under this Lease beyond any applicable cure period provided in this Lease. If
Tenant, with the agreement of Landlord, shall nevertheless cure such default,
then the rights provided hereunder shall be reinstated, but any transaction to
lease any or all of the First Negotiation Space entered into by Landlord during
such period of default shall be valid and Tenant shall have no further Right of
First Negotiation as to any such space leased by Landlord while Tenant is in
default under this sub-paragraph.

                        H. No Right To Negotiation for Renewal or Extension
Space: The right granted to Tenant by this paragraph shall not arise on account
of or in connection with the renewal or extension of the term of any then
existing lease affecting all or any portion of the First Negotiation Space.

            8. Delivery and Acceptance of Premises: Delivery and acceptance of
      the Premises as provided for in Paragraph A above shall be "as is".

            9. Continuing Obligation: Except as express set forth in this
      Amendment, all terms and conditions of the Lease remain in full force and
      effect, and all terms and conditions of the Lease are incorporated herein
      as though set forth at length.

            10. Effect of Amendment: This amendment modifies the Lease. In the
      event of any conflict or discrepancy between the Lease and/or any other
      previous documents between the parties and the provisions of this
      Amendment, then the provisions of this Amendment shall control. Except as
      modified herein, the Lease shall remain in full force and effect.

            11. Authority: Each individual executing this Amendment on behalf of
      Tenant represents and warrants that he or she is duly authorized to and
      does execute and deliver this Amendment pursuant to express authority from
      Tenant pursuant to and in accordance with the By-Laws and the other
      organic documents of the Tenant corporation.

            12. Entire Agreement: The Lease, as modified by this Amendment,
      constitutes and contains the entire agreement between the parties, and
      there are no binding agreements or representations between the parties,
      except as expressed herein. Tenant acknowledges that neither Landlord nor
      Landlord's Agents have made any legally binding representations or
      warranties as to any matter except for such matters binding representation
      or warranties as to any matter except for such matters which are expressly
      set forth herein, including any representations or warranties relating to
      the condition of the Premises or the improvements thereto or the
      suitability of the Premises or the Project for Tenant's business.

<PAGE>

            IN WITNESS WHEREOF, Landlord and Tenant have executed this Second
      Amendment to be effective as of this date first set forth above.

LANDLORD:                                        TENANT:

AMB PROPERTY, L.P.                               VIKO TECHNOLOGY, INC.
a Delaware limited partnership                   a California corporation

By: AMB Property Corporation                     By:  /s/ Bill de Carbonel
a Maryland corporation, its general partner           --------------------
                                                      Bill de Corbonel  VP

                                                  [Print Name and Title]

BY: /s/ John L. Rossi                             By:___________________________
    -------------------
        John L. Rossi
Title:  Senior Vice President                    _______________________________
                                                    [Print Name and Title]

Date: 4/30/03                                    Date: _________________________

<PAGE>

PROJECT 8L20- DESCRIPTION
MFG./WAREHOUSE - SANTA CLARA, CA
BOULEVARD

[DESCRIPTION MAP]

BUILDING A: 2000-2016 MARTIN AVENUE-67.600 SF
BUILDING B: 2036 MARTIN AVENUE- 52,800 SF

TOTAL PROJECT SQUARE FOOTAGE 120,400

408,922,0400                                            [ORCHARD LOGO]<PAGE>

                                                                    EXHIBIT 10.6

                                 LEASE AGREEMENT

                                     Between

                       Telephone Real Estate Equity Trust,

                                   as Landlord

                                       and

                   VIKO TECHNOLOGY, INC. D/B/A VIKO TEST LAB,

                                    as Tenant

                 Covering approximately 6,963 gross square feet
                    of the Building known (or to be known) as

                                   SOUTHPARK B

                                   Located at

                              2209 WOODWARD STREET

                                 AUSTIN, Texas.

<PAGE>

STANDARD INDUSTRIAL LEASE AGREEMENT
TRAMMELL CROW COMPANY- (AUS/91)

                                           Approximately 6,963 gross square feet
                                           2209 Woodward Street
                                           Austin, Texas
                                           (Southpark B)

                                 LEASE AGREEMENT

THIS LEASE AGREEMENT is made and entered into by and between Telephone Real
Estate Equity Trust, hereinafter referred to as "Landlord" and Viko Technology,
Inc. d/b/a Viko Test Lab, hereinafter referred to as "Tenant".

      1.    PREMISES AND TERM. In consideration of the mutual obligations of
            Landlord and Tenant set forth herein, Landlord leases to Tenant, and
            Tenant hereby takes from Landlord, certain leased premises situated
            within the County of Travis, State of Texas, as more particularly
            described on EXHIBIT "A" attached hereto and incorporated herein by
            reference (the "Premises"), to have and to hold, subject to the
            terms, covenants and conditions in this Lease. The term of this
            Lease shall commence on the Commencement Date hereinafter set forth
            and shall end on the last day of the month that is thirty six (36)
            months after the Commencement Date.

                  A.    Existing Building Improvements. If no material
                        improvements are to be constructed to the Premises, the
                        "Commencement Date" shall be November 1, 1993. In such
                        event, Tenant acknowledges that (i) it has inspected and
                        accepts the Premises in its "as is" condition, (ii) the
                        buildings and improvements comprising the same are
                        suitable for the purpose for which the Premises are
                        leased, (iii) the Premises are in good and satisfactory
                        condition, and (iv) no representations as to the repair
                        of the Premises nor promises to alter, remodel or
                        improve the Premises have been made by Landlord (unless
                        otherwise expressly set forth in this Lease). The
                        Demised Premises currently contains in excess of 800 of
                        amps.

                  B.    Building or Improvements to be Constructed. If the
                        Premises or part thereof are to be constructed, the
                        "Commencement Date" shall be deemed to be the earliest
                        of: (i) the date upon which the Premises and other
                        improvements to be erected in accordance with the plans
                        and specifications described on EXHIBIT "B" attached
                        hereto and incorporated herein by reference (the
                        "Plans") have been substantially completed: (ii) the
                        date on which the Premises or such improvements would
                        have been substantially completed but for delays caused
                        directly or indirectly by Tenant, including Plan delays
                        or change orders; (iii) the date on which Tenant
                        occupies any part of the Premises; or (iv) sixty (60)
                        days from the date hereof. As used herein, the term
                        "substantially completed" shall mean that, in the
                        opinion of the architect or space planner that prepared
                        the Plans, such improvements have been completed in
                        accordance with the Plans, and the Premises are in good
                        and satisfactory condition, with the exception of
                        completion of minor punch list items. As soon as such
                        improvements have been substantially completed, Landlord
                        shall notify Tenant in writing that the Commencement
                        Date has occurred.

      2.    BASE RENT, SECURITY DEPOSIT AND ESCROW DEPOSITS.

                  A.    Base Rent. Tenant agrees to pay Landlord rent for the
                        Premises, in advance, without demand, deduction or set
                        off, at the rate of three thousand eight hundred thirty
                        and 00/100 dollars ($3,830.00) per month for months one
                        (1) through twenty four (24) and four thousand one
                        hundred seventy seven and 00/100 dollars ($4,177.00) per
                        month for months twenty five (25) through thirty six
                        (36). One such monthly installment, plus the other
                        monthly charges set forth in Paragraph 2C below, shall
                        be due and payable on the date hereof, and a like
                        monthly installment shall be due and payable on or
                        before the first

<PAGE>

                        day of each calendar month succeeding the Commencement
                        Date, except that all payments due hereunder for any
                        fractional calendar month shall be prorated.

                  B.    Security Deposit. In addition, Tenant agrees to deposit
                        with Landlord on the date hereof the sum of three
                        thousand eight hundred thirty and 00/100 Dollars
                        ($3,830.00), which shall be held by Landlord, without
                        obligation for interest, as security for the performance
                        of Tenant's obligations under this Lease (the "Security
                        Deposit"), it being expressly understood and agreed that
                        the Security Deposit is not an advance rental deposit or
                        a measure of Landlord's damages in case of Tenant's
                        default. Upon occurrence of an Event of Default.
                        Landlord may use all or part of the Security Deposit to
                        pay past due rent or other payments due Landlord under
                        this Lease or the cost of any other damage, injury,
                        expense or liability caused by such Event of Default,
                        without prejudice to any other remedy provided herein or
                        provided by law. On demand, Tenant shall pay Landlord
                        the amount that will restore the Security Deposit to its
                        original amount. The Security Deposit shall be deemed
                        the property of Landlord, but any remaining balance of
                        the Security Deposit shall be returned by Landlord to
                        Tenant when all of Tenant's present and future
                        obligations under this Lease have been fulfilled.

                  C.    Escrow Deposits. Without limiting in any way Tenant's
                        other obligations under this Lease, Tenant agrees to pay
                        to Landlord its Proportionate Share (as defined in this
                        Paragraph 2c below) of (i)Taxes (hereinafter defined)
                        payable by Landlord pursuant to Paragraph 3A below, (ii)
                        the cost of utilities payable by Landlord pursuant to
                        Paragraph 8 below, (iii) Landlord's cost of maintaining
                        insurance pursuant to Paragraph 9A below, and (iv)
                        Landlord's cost of maintaining the Premises pursuant to
                        paragraph 5E below and any common area charges payable
                        by Tenant in accordance with Paragraph 4B below
                        (collectively, the "Tenant Costs"). During each month of
                        the term of this Lease, on the same day that rent is due
                        hereunder, Tenant shall deposit in escrow with Landlord
                        an amount equal to one-twelfth (1/12) of the estimated
                        amount of Tenant's Proportionate Share of the Tenant
                        Costs. Tenant authorizes Landlord to use the funds
                        deposited with Landlord under this Paragraph 2C to pay
                        such Tenant Costs. The initial monthly escrow payments
                        are based upon the estimated amounts for the year in
                        question and shall be increased or decreased annually to
                        reflect the projected actual amount of all Tenant Costs.
                        If the Tenant's total escrow deposits for any calendar
                        year are less than Tenant's actual Proportionate Share
                        of the Tenant Costs for such calendar year, Tenant shall
                        pay the difference to Landlord within ten (10) days
                        after demand. If the total escrow deposits of Tenant for
                        any calendar year are more than Tenant's actual
                        Proportionate Share of the Tenant Costs for such
                        calendar year, Landlord shall retain such excess and
                        credit it against Tenant's escrow deposits next maturing
                        after such determination. In the event the Premises
                        constitute a portion of a multiple occupancy building
                        (the "Building"), Tenant's "Proportionate Share" with
                        respect to the Building, are used in this Lease, shall
                        mean a fraction, the numerator of which is the gross
                        rentable area contained in the Premises and the
                        denominator of which is the gross rentable area
                        contained in the entire Building. In the event the
                        Premises or the Building is part of a project or
                        business park owned, managed or leased by Landlord or an
                        affiliate of Landlord (the "Project"), Tenant's
                        "Proportionate Share" of the Project, as used in this
                        Lease, shall mean a fraction, the numerator of which is
                        the gross rentable area contained in the Premises and
                        the denominator of which is the gross rentable area
                        contained in all of the buildings (including the
                        Building) within the Project.

      3.    TAXES

               A.   Real Property Taxes. Subject to reimbursement under
                    Paragraph 2C herein, Landlord agrees to pay all taxes
                    assessments and governmental charges of any kind and nature
                    (collectively referred to herein as "Taxes") that accrue
                    against the Premises, the Building and/or the land of which
                    the Premises or the Building are a part. If any time during
                    the term of this Lease there shall be levied, assessed or
                    imposed on Landlord a capital levy or other tax directly on
                    the rents received

<PAGE>

                    therefrom and/or a franchise tax, assessment, levy or charge
                    measured by or based, in whole or in part, upon such rents
                    from the Premises and/or the land and improvements of which
                    the Premises are a part, then all such taxes, assessments,
                    levies or charges, or the part thereof so measured or based
                    shall be deemed to be included within the term "Taxes" for
                    the purposes hereof. The Landlord shall have the right to
                    employ a tax consulting firm to attempt to assure a fair tax
                    burden on the real property within the applicable taxing
                    jurisdiction. Tenant agrees to pay its Proportionate Share
                    of the cost of such consultant.

               B.   Personal Property Taxes. Tenant shall be liable for all
                    taxes levied or assessed against any personal property or
                    fixtures placed in or on the Premises. If any such taxes are
                    levied or assessed against Landlord or Landlord's property
                    and (i) Landlord pays the same or (ii) the assessed value of
                    Landlord's property is increased by inclusion of such
                    personal property and fixtures and Landlord pays the
                    increased taxes, then Tenant shall pay to Landlord, upon
                    demand, the amount of such taxes.

     4.   LANDLORD'S REPAIR AND MAINTENANCE.

                    A.   Structural Repairs. Landlord at its own cost and
                         expenses shall maintain the roof, foundation and the
                         structural soundness of the exterior walls of the
                         Building in good repair, reasonable wear and tear
                         excluded. The term "walls" as used herein shall not
                         include windows, glass or plate glass, any doors,
                         special store fronts or office entries, and the term
                         "foundation" as used herein shall not include loading
                         docks. Tenant shall immediately give Landlord written
                         notice of defect or need for repairs, after which
                         Landlord shall have reasonable opportunity to effect
                         such repairs or cure such defect.

                    B.   Tenant's Share of Common Area Charges. Tenant agrees to
                         pay its Proportionate Share of the cost of (i)
                         maintenance and/or (including both maintenance and
                         replacement of landscaping) of any property that is a
                         part of the Building and/or the Project; (ii)
                         operating, maintaining and repairing any property,
                         facilities or services (including without limitation
                         utilities and insurance therefor) provided for the use
                         or benefit of Tenant or the common use or benefit of
                         Tenant and other lessees of the Project or the
                         Building; and (iii) an administrative fee of fifteen
                         percent (15%) of all common area maintenance charges.

     5.   TENANT'S REPAIR

                    A.   Maintenance of Premises and Appurtenances. Tenants, at
                         its own cost and expense, shall (i) maintain all parts
                         of the Premises and promptly make all necessary repairs
                         and replacements to the Premises (except those for
                         which Landlord is expressly responsible hereunder), and
                         (ii) keep the parking areas, driveways and alleys
                         surrounding the Premises in a clean and sanitary
                         condition. Tenant's obligation to maintain, repair and
                         make replacements to the Premises shall cover, but not
                         be limited to, pest control (including termites), trash
                         removal and the maintenance, repair and replacement of
                         all HVAC, electrical, plumbing, sprinkler and other
                         mechanical systems.

                    C.   Parking. Tenant and its employees, customers and
                         licensees shall have the right to use only its
                         Proportionate Share of any parking areas that have been
                         designated for such use by Landlord in writing, subject
                         to (i) all rules and regulations promulgated by
                         Landlord, and (ii) rights of ingress and egress of
                         other lessees. Landlord shall not be responsible for
                         enforcing Tenant's

<PAGE>

                         parking rights against any third parties, and Tenants
                         expressly does not have the right to tow or obstruct
                         improperly parked vehicles. Tenant agrees not to park
                         on any public streets or private roadways adjacent to
                         or in the vicinity of the Premises.

                     D.   System Maintenance. Tenant , at its own cost and
                         expenses, shall enter into a regularly schedule
                         preventive maintenance/service contract with a
                         maintenance contractor approved by Landlord for
                         servicing all hot water, heating and air conditioning
                         systems and equipment within the Premises. The service
                         contract must include all services suggested by the
                         equipment manufacturer in its operation/maintenance
                         manual and must become effective within thirty (30)
                         days of the date Tenant takes possession of the
                         Premises. Landlord and swamp systems shall ensure that
                         the air conditioning and heating systems and swamp
                         systems are in good working order upon Tenant's
                         occupancy of the Demised Premises. Landlord shall
                         provide Tenant with a HVAC certification of inspection
                         within thirty (30) days of occupancy.

                    E.   Option to Maintain Premises. Landlord reserves the
                         right to perform, in whole or in part and without
                         notice to Tenant, maintenance, repairs and replacements
                         to the Premises, paying , common area, landscape,
                         exterior painting, common sewage, line plumbing and any
                         other items that are otherwise Tenant's obligations
                         under this Paragraph 5, in which event, Tenant shall be
                         liable for its Proportionate Share of the cost and
                         expense of such repair, replacement, maintenance and
                         other such items.

     6. ALTERATIONS. Tenant shall not make any alterations, additions or
          improvements to the Premises without the prior written consent of
          Landlord. Tenant at its own cost and expense, may erect such shelves,
          bins, machinery and trade fixtures as it desires, provided that (i)
          such items do not alter the basic character of the Premises or the
          Building, (ii) such items do not overload or damage same, (iii) such
          items may be removed without injury to the Premises, and (iv) the
          construction, erection or installation thereof complies with all
          applicable governmental laws, ordinances, regulations and with
          Landlord's specifications and requirements. Tenants shall be
          responsible for compliance with The American With Disabilities Act of
          1990. Without implying any consent of Landlord thereto, all
          alterations, additions, improvements and partitions erected by Tenant
          shall be and remain the property of Tenant during the term of this
          Lease. All shelves, bins, machinery and trade fixtures installed by
          Tenant shall be removed on or before the earlier to occur of the day
          of termination or expiration of this Lease or vacating the Premises,
          at which time Tenant shall restore the Premises to their original
          condition. All alterations, installations, removals and restorations
          shall be performed in a good and workmanlike manner so as not to
          damage or alter the primary structure or structural qualities of the
          Building or other improvements situated on the Premises or of which
          the Premises are a part.

     7. SIGNS. Any signage Tenant desires for the Premises shall be subject to
          Landlord's written approval and shall be submitted to Landlord prior
          to the Commencement Date of this Lease. Tenant shall repair, paint
          and/or replace the Building fascia surface to which its signs are
          attached upon Tenant's vacating the Premises or the removal or
          alteration of its signage. Tenant shall not, without Landlord's prior
          written consent, (i) make any changes to the exterior of the Premises,
          such as painting; (ii) install any exterior lights, decorations,
          balloons, flags, pennants or banners; or (iii) erect or install any
          signs, windows or door lettering, placards, decorations or advertising
          media of any type which can be viewed from the exterior of the
          Premises. All signs, decorations, advertising media, blinds, draperies
          and other window treatment or bars or other security installations
          visible from outside the Premises shall conform in all respects to the
          criteria established by Landlord or shall be otherwise subject to
          Landlord's prior written consent.

     8. UTILITIES. Landlord agrees to provide normal water and electricity
          service to the Premises. Tenant shall pay for all water, gas , heat,
          light, power, telephone, sewer, sprinkler charges and other utilities
          and services used on or at the Premises, together with any taxes,
          penalties, surcharges or the like pertaining to the Tenant's use of
          the Premises and any maintenance charges for utilities. Landlord shall
          have the right to cause any said services to be separately metered to

<PAGE>

          Tenant, at Tenant's expense. Tenant shall pay its pro rate share, as
          reasonably determined by Landlord, of all charges for jointly metered
          utilities. Landlord shall not be liable for any interruption or
          failure of utility service on the Premises, and Tenant shall have no
          rights or claims as a result of any such failure. In the event water
          is not separately metered to Tenant, Tenants agrees that it will not
          use water and sewer capacity for uses other than normal domestic
          restroom and kitchen usage, and Tenant further agrees to reimburse
          Landlord for the entire amount of common water and sewer costs as
          additional rental if ,in fact, Tenant uses water or sewer capacity for
          uses other than normal domestic restroom and kitchen uses without
          first obtaining Landlord's written permission, including but not
          limited to the cost for acquiring additional sewer capacity to service
          Tenant's excess sewer use. Furthermore, Tenants agrees in such event
          to install at its own expense a submeter to determine Tenant' usage.

     9. INSURANCE.

          A. Landlord's Insurance. Subject to reimbursement under Paragraph 2C
     herein, Landlord shall maintain insurance covering the Building in an
     amount not less than eighty percent (80%) of the "replacement cost"
     thereof, insuring against the perils of fire, lightning, extended coverage,
     vandalism and malicious mischief.

          B. Tenant's Insurance. Tenants, at its own expense, shall maintain
     during the term of this Lease a policy or policies of workers compensation
     and comprehensive general liability insurance, including personal injury
     and property damage, with contractual liability endorsement, in the amount
     of Five Hundred Thousand Dollars ($500,000.00) for property damage and One
     Million Dollars ($1,000,000.00) per occurrence and One Million Dollars
     ($1,000,000.00) in the aggregate for personal injuries or deaths of persons
     occurring in or about the Premises. Tenant, at its own expense, shall also
     maintain during the term of this Lease fire and extended coverage insurance
     covering the replacement cost (i) all alterations, additions, partitions
     and improvements installed or placed on the Premises by Tenant or by
     Landlord on behalf of Tenant: and (ii) all of Tenant's personal property
     contained within the Premises. Said policies shall (i) name the Landlord as
     an additional insured and insure Landlord's contingent liability under or
     in connection with this Lease (except for the workers' compensation policy,
     which instead shall include a waiver of subrogation endorsement in favor of
     Landlord); (ii) be issued by an insurance company which is acceptable to
     Landlord; and (iii) provide that said insurance shall not be cancelled
     unless thirty (30) days prior written notice has been given to Landlord.
     Said policy or policies or certificates thereof shall be delivered to
     Landlord by Tenant on or before the Commencement Date and upon each renewal
     of said insurance

          C. Prohibited Uses. Tenant will not permit the Premises to be used for
     any purpose or in any manner that would (i) void the insurance thereon,
     (ii) increase the insurance risk or cost thereof, or (iii) cause the
     disallowance of any sprinkler credits; including without limitation, use of
     the Premises for the receipt, storage or handling of any product, material
     or merchandise that is explosive or highly inflammable. If any increase in
     the cost of any insurance on the Premises or the Building is caused by
     Tenant's use of the Premises or because Tenant vacates the Premises, then
     Tenant shall pay the amount of such increase to Landlord upon demand
     therefor.

     10. FIRE AND CASUALTY DAMAGE.

          A. Total or Substantial Damage and Destruction. If the Premises or the
     Building should be damaged or destroyed by fire or other peril, Tenant
     shall immediately give written notice to Landlord of such damage or
     destruction. If the Premises or the Building should be totally destroyed by
     any peril covered by the insurance to be provided by Landlord under
     Paragraph 9A above, or if they should be so damaged thereby that, in
     Landlord's estimation, rebuilding or repairs cannot be completed within one
     hundred eighty (180) days after the date of such damage or after such
     completion there would not be enough time remaining under the terms of this
     Lease to fully amortize such rebuilding or repairs, then this Lease shall
     terminate and the rent shall be abated during the unexpired portion of this
     Lease, effective upon the date of the occurrence of such damage.

<PAGE>

          B. Partial Damage or Destruction. If the Premises or the Building
     should be damaged by any peril covered by the insurance to be provided by
     Landlord under Paragraph 9A above and, in Landlord's estimation, rebuilding
     or repairs can be substantially completed within one hundred eighty (180)
     days after the date of such damage, then this Lease shall not terminate and
     Landlord shall substantially restore the Premises to its previous
     condition, except that Landlord shall not be required to rebuild, repair or
     replace any part of the partitions, fixtures, additions and other
     improvements that may have been constructed erected or installed in or
     about the Premises for the benefit of, by or for Tenant.

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

          D. Waiver of Subrogation. Notwithstanding anything in this Lease to
     the contrary, Landlord and Tenant hereby waive and release each other of
     and from any all rights of recovery, claims, actions or causes of action
     against each other, or their respective agents, officers and employees, for
     any loss or damage that may occur to the Premises, improvements to the
     Building or personal property (Building contents) within the Building
     and/or Premises, for any reason regardless of cause or origin. Each party
     to this Lease agrees immediately after execution of this Lease to give
     written notice of the terms of the mutual waivers contained in this
     subparagraph to each insurance company that has issued to such party
     policies of fire and extended coverage insurance and to have the insurance
     policies properly endorsed to provide that the carriers of such policies
     waive all rights of recovery under subrogation or otherwise against the
     other party.

     11. LIABILITY AND INDEMNIFICATION. Except for any claims, rights of
     recovery and causes of action that landlord has released, Tenant shall hold
     Landlord harmless from and defend Landlord against any and all claims or
     liability for any injury or damage (i) to any person or property whatsoever
     occurring in, on or about the Premises or any part thereof, the Building
     and/or other common areas, the use of which Tenant may have in accordance
     with this Lease, if (and only if) such injury or damage shall be caused in
     whole or in part by the act, neglect, fault or omission of any duty by
     Tenant, its agents, servants, employees or invitees; (ii) arising from the
     conduct or management of any work done by the Tenant in or about the
     Premises; (iii) arising from transactions of the Tenant; and (iv) all
     costs, counsel fees, expenses and liabilities incurred in connection with
     any such claim or action or proceeding brought thereon. The provision of
     this Paragraph 11 shall survive the expiration or termination of this
     Lease. Landlord shall not be liable in any event for personal injury or
     loss of Tenant's property caused by fire, flood, water leaks, rain, hail,
     ice, snow, smoke, lightning, wind, explosion, interruption of utilities or
     other occurrences. Landlord strongly recommends that Tenant secure Tenant's
     own insurance in excess of the amounts required elsewhere in this Lease to
     protect against the above occurrences if Tenant desires additional coverage
     for such risks. Tenant shall give prompt notice to Landlord of any
     significant accidents involving injury to persons or property, Furthermore,
     Landlord shall not be responsible for lost or stolen personal property,
     equipment, money or jewelry from the Premises or from the public areas of
     the Building or the Project, regardless of whether such loss occurs when
     the area is locked against entry. Landlord shall not be liable to Tenant or
     Tenant's employees, customers or invitees for any damages or losses to
     persons or property caused by any lessees in the Building or the Project,
     or for any damages or losses caused by theft, burglary, assault, vandalism
     or other crimes. Landlord strongly recommends that Tenant provide its own
     security systems and services and secure Tenant's own insurance in excess
     of the amounts required elsewhere in this Lease to protect against the
     above occurrences if Tenant desires additional protection or coverage for
     such risks. Tenant shall give Landlord prompt notice of any criminal or
     suspicious conduct within or about the Premises, the Building or the
     Project and/or any personal injury or property damage caused thereby.
     Landlord may, but is not obligated to, enter into agreements with third
     parties for the provision, monitoring, maintenance and repair of any
     courtesy patrols or similar services or fire protective systems and
     equipment and , to the extent same is provided at Landlord's sole
     discretion, Landlord shall not be liable to Tenant for any damages, cost or
     expenses which occur for any reason in the event any such system or
     equipment is not properly installed, monitored or maintained or any such
     services are not

<PAGE>

     properly provided. Landlord shall use reasonable diligence in the
     maintenance of existing lighting, if any, in the parking garage or parking
     areas servicing the Premises, and Landlord shall not be responsible for
     additional lighting or any security measures in the Project, the Premises,
     the parking garage or other parking areas.

     12. USE. The Premises shall be used only for the purpose of receiving,
     storing, shipping and selling (other than retail) products, materials and
     merchandise made and/or distributed by Tenant and for such other lawful
     purposes as may be directly incidental thereto. Outside storage, including
     without limitation storage of trucks and other vehicles is prohibited
     without Landlord's prior written consent. Tenant shall comply with all
     governmental laws, ordinances and regulations applicable to the use of the
     Premises and shall promptly comply with all governmental orders and
     directives for the correction, prevention and abatement of nuisances in,
     upon or connected with the Premises, all at Tenant's sole expense. Tenants
     shall not permit any objectionable or unpleasant odors, smoke, dust, gas,
     noise or vibrations to emanate from the Premises, nor take any other action
     that would constitute a nuisance or would disturb, unreasonably interfere
     with or endanger Landlord or any other lessees of the Building or the
     Project.

     13. HAZARDOUS WASTE. The term "Hazardous Substances" as used in this Lease,
     shall mean pollutants, contaminants, toxic or hazardous wastes, radioactive
     materials or any other substances, the use and/or the removal of which is
     required or the use of which is restricted, prohibited or penalized by any
     "Environmental Law" which term shall mean any federal, state or local
     statue, ordinance, regulation or other law of a governmental or
     quasi-governmental authority relating to pollution or protection of the
     environment or the regulation of the storage or handling of Hazardous
     Substances. Tenant hereby agrees that: (i) no activity will be conducted on
     the Premises that will produce any Hazardous Substances, except for such
     activities that are part of the ordinary course of Tenant's business
     activities (the "Permitted Activities"), provided said Permitted Activities
     are conducted in accordance with all Environmental Laws and have been
     approved in advance in writing by Landlord and, in connection therewith,
     Tenant shall be responsible for obtaining any required permits or
     authorizations and paying any fees and providing any testing required by
     any governmental agency; (ii) the Premises will not be used in any manner
     for the storage of any Hazardous Substances, except for the temporary
     storage of such materials that are used in the ordinary course of Tenant's
     business (the "Permitted Materials"), provided such Permitted Materials are
     properly stored in a manner and location meeting all Environmental Laws and
     have been approved in advance in writing by Landlord, and, in connection
     therewith, Tenant shall be responsible for obtaining any required permits
     or authorizations and paying any fees and providing any testing required by
     any governmental agency; (iii) no portion of the Premises will be used as a
     landfill or a dump; (iv) Tenant will not install any underground tanks of
     any type; (v) Tenant will not allow any surface or subsurface conditions to
     exists or come into existence that constitute, or with the passage of time
     may constitute , a public or private nuisance; and (vi) Tenant will not
     permit any Hazardous Substances to be brought onto the Premises , except
     for the Permitted Materials, and if so brought or found located thereon,
     the same, shall be immediately removed, with proper disposal, and all
     required clean-up procedures shall be diligently undertaken by Tenant at
     its sole cost pursuant to all Environmental Laws. Landlord and Landlord's
     representative shall have the right but not the obligation to enter the
     Premises for the Purpose of inspecting the storage, use and disposal of any
     Permitted Materials to ensure compliance with all Environmental Laws.
     Should it be determined, in Landlord's sole opinion, that any Permitted
     Materials are being improperly stored, used or disposed of, then Tenant
     shall immediately take such corrective action as requested by Landlord.
     Should Tenant fail to such corrective action within twenty-four (24) hours,
     Landlord shall have the right to perform such work and Tenant shall
     reimburse Landlord, on demand, for any and all costs associated with said
     work. If at any time during or after the term of this Lease, the Premises
     is found to be contaminated with Hazardous Substances, Tenants shall
     diligently institute proper and thorough clean-up procedures, at Tenant's
     sole cost. Tenant agrees to indemnify and hold Landlord harmless from all
     claims, demands, actions, liabilities, costs, expenses, damages, penalties
     and obligations of any nature arising from or as a result of any
     contamination of the Premises with Hazardous Substances, or otherwise
     arising from the use of the Premises by Tenant. The foregoing
     indemnification and the responsibilities of Tenant shall survive the
     termination or expiration of this Lease.

     14. INSPECTION. Landlord's agents and representatives shall have the right
     to enter the Premises at any reasonable time during business hours (or at
     any time in case of emergency) (i) to inspect the Premises, (ii)

<PAGE>

     to make such repairs as may be required or permitted pursuant to this
     Lease, and/or (iii) during the last six (6) months of the Lease term, for
     the purpose of showing the Premises. In addition, Landlord shall have the
     right to erect a suitable sign on the Premises stating the Premises are
     available for lease. Tenant shall notify Landlord in writing at least (30)
     days prior to vacating the Premises and shall arrange to meet with Landlord
     for a joint inspection of the premises prior to vacating. If tenant fails
     to give such notice or to arrange for such inspection, then Landlord's
     inspection of the Premises shall be deemed correct for the purpose of
     determining Tenant's responsibility for repairs and restoration of the
     Premises.

     15. ASSIGNMENT AND SUBLETTING. Tenant shall not have the right to sublet,
     assign or otherwise transfer or encumber this Lease, or any interest
     therein, without the prior written consent of Landlord and such consent is
     not to be unreasonably withheld. Any attempted assignment, subletting,
     transfer or encumbrance by Tenant in violation of the terms and covenants
     of this paragraph shall be void. Any assignee, sublessee or transferee of
     Tenant's interest in this Lease ( all such assignees, sublessees and
     transferees being hereinafter referred to as "Transferees"), by assuming
     Tenant's obligation hereunder, shall assume liability to Landlord for all
     the amounts paid to persons other than the Landlord by such Transferees to
     which Landlord is entitled or is otherwise in contravention of this
     Paragraph 15. No assignment, subletting or other transfer, whether or not
     consented to by Landlord or permitted hereunder, shall relieve Tenant of
     its liability under this Lease. If an Event of Default occurs while the
     Premises or any part thereof are assigned or sublet, then Landlord, in
     addition to any other remedies herein provided or provided by law, may
     collect directly from such Transferee all rents payable to the Tenant and
     apply such rent against any sums due Landlord hereunder. No such collection
     shall be construed to constitute a novation or a release of Tenant from the
     further performance of Tenant's obligations hereunder. If Landlord consents
     to any subletting or assignment by Tenant as hereinabove provided and any
     category of rent subsequently received by Tenant under any such sublease is
     in excess of the same category of rent payable under this Lease, or any
     additional consideration is paid to Tenant by the assignee under any such
     assignment, then Landlord may, at its option, declare such excess rents
     under any sublease or such additional consideration for any assignment to
     be due and payable by Tenant to Landlord as additional rent hereunder. The
     following shall additionally constitute an assignment of this Lease by
     Tenant for the purpose of this paragraph 15: (i) if Tenant is a
     corporation, any merger, consolidation, dissolution or liquidation, or any
     change in ownership or power to vote of thirty percent (30%) or more of
     Tenant's outstanding voting stock; (ii) if Tenant is a partnership, joint
     venture or other entity, any liquidation, dissolution or transfer of
     ownership of any interests totalling thirty percent (30%) or more of the
     total interests in such entity; (iii) the sale, transfer, exchange,
     liquidation or other distribution of more than thirty percent (30%) of
     Tenant's assets, other than this Lease; or (iv) the mortgage, pledge,
     hypothecation or other encumbrance of or grant of a security interest by
     Tenant in this Lease, or of any of Tenant's rights hereunder.

     16. CONDEMNATION. If more than eighty percent (80%) of the Premises are
     taken for any public or quasi-public use under governmental law, ordinance
     or regulation, or by right of eminent domain or private purchase in lieu
     thereof, and the taking prevents or materially interferes with the use of
     the remainder of the Premises for the purpose for which they were leased to
     Tenant, then this Lease shall terminate and the rent shall be abated during
     the unexpired portion of this Lease, effective on the date of such taking.
     If less than eighty percent (80%) of the Premises are taken for any public
     or quasi-public use under any governmental law, ordinance or regulation, or
     by right of eminent domain or private purchase in lieu thereof, or if the
     taking does not prevent or materially interfere with the use of the
     remainder of the Premises for the purpose for which they were leased to
     Tenant, then this Lease shall not terminate, but the rent payable hereunder
     during the unexpired portion of this Lease shall be reduced to such extent
     as may be fair and reasonable under all of the circumstances. All
     compensation awarded in connection with or as a result of any foregoing
     proceedings shall be the property of Landlord, and the Tenant hereby
     assigns any interest in any such award to Landlord; provided, however,
     Landlord shall have no interest in any award made to Tenant for loss of
     business or goodwill for the taking of Tenant's trade fixtures and personal
     property, if a separate award for such items is made to Tenant.

     17. HOLDING OVER. At the termination of this Lease by its expiration or
     otherwise, Tenant shall immediately deliver possession of the premises to
     Landlord with all repairs and maintenance required herein to be performed
     by Tenant completed. If, for any reason, Tenant retains possession of the
     premises

<PAGE>

     after the expiration or termination of this Lease, unless the parties
     hereto otherwise agree in writing, such possession shall be deemed to be a
     tenancy at will only, and all of the other terms and provisions of this
     Lease shall be applicable during such period , except that the Tenant shall
     pay landlord from time to time, upon demand, as rental for the period of
     such possession, an amount equal to one and one-half (1 1/2) times the rent
     in effect on the date of such termination of this Lease, computed on a
     daily basis for each day of such period. No holding over by Tenant, whether
     with or without consent of Landlord, shall operate to extend this Lease
     except as otherwise expressly provided. The preceding provisions of this
     paragraph 17 shall not be construed as consent for tenant to retain
     possession of the Premises in the absence of written consent thereto by
     Landlord.

     18. QUIET ENJOYMENT. Landlord represents that it has the authority to enter
     into this Lease and that, so long as tenant pays all amounts due hereunder
     and performs all other covenants and agreements herein set forth, Tenant
     shall peaceably and quietly have, hold and enjoy the Premises for the term
     hereof without hindrance or molestation from Landlord, subject to the terms
     and provisions of this Lease.

     19. EVENTS OF DEFAULT. The following events (herein individually referred
     to as an "Event of Default") each shall be deemed to be a default in or
     breach of Tenant's obligations under this Lease:

          A. Tenant shall fail to pay any installment of the rent herein
     reserved when due, or any other payment or reimbursement to Landlord
     required herein when due, and such failure shall continue for a period of
     five (5) days from the date such payment was due.

          B. Tenant shall (i) vacate or abandon all or a substantial portion of
     the Premises or (ii) fail to continuously operate its business at the
     Premises for the permitted use set forth herein, in either event whether or
     not Tenant is in default of the rental payments due under this Lease.

          C. Tenant shall fail to discharge any lien placed upon the Premises in
     violation of paragraph 22 hereof within (20) days after any such lien or
     encumbrance is filed against the Premises.

          D. Tenant shall default in the performance of any of its obligations
     under any other lease to tenant from Landlord, or from any person or entity
     affiliated with or related to Landlord, and same shall remain uncured after
     the lapsing of any applicable cure periods provided for under such other
     Lease.

          E. Tenant shall fail to comply with any term, provision or covenant of
     this Lease (other than those listed above in this paragraph) and shall not
     cure such failure within twenty (20) days after written notice thereof from
     Landlord.

     20. REMEDIES. Upon each occurrence of an Event of Default, Landlord shall
     have the option to pursue any one or more of the following remedies without
     any notice or demand:

          (a) Terminate this Lease;

          (b) Enter upon and take possession of the Premises without terminating
     this Lease;

          (c) Make such payments and/or take such action and pay and/or perform
     whatever Tenant is obligated to pay or perform under the terms of this
     Lease, and Tenant agrees that Landlord shall not be liable for any damages
     resulting to Tenant from such actions; and/or

          (d) Alter all locks and other security devices at the Premises, with
     or without terminating this Lease, and pursue, at Landlord's option, one or
     more remedies pursuant to this Lease, and Tenant hereby expressly agrees
     that Landlord shall not be required to provide to tenant the new key to the
     Premises, regardless of hour, including Tenant's regular business hour;

     and in any such event Tenant shall immediately vacate the Premises, and if
     Tenant fails to do so, Landlord, without waiving any other remedy it may
     have, may enter upon and take the possession of the Premises and expel or
     remove Tenant and any other person who may be occupying such Premises or
     any part thereof,

<PAGE>

     without being liable for prosecution or any claim of damages therefore. In
     the event of any violation of section 93.002 of the Texas Property Code by
     Landlord or by any agent or employee of Landlord, Tenant hereby expressly
     waives any and all rights Tenant may have under Paragraph (g) of such
     Section 93.002.

          A Damages Upon Termination. If Landlord terminates this Lease at
     Landlord's option, Tenant shall be liable for and shall pay to Landlord the
     sum of all rental and other payments owed to Landlord hereunder accrued to
     the date of such termination, plus, as liquidated damages, an amount equal
     to (i) the present value of the total rental and other payments owed
     hereunder for the remaining portion of the Lease term, calculated as if
     such term expired on the date set forth in Paragraph 1, less (ii) the
     present value of the then fair market rental for the premises for such
     period, provided that, because of the difficulty of ascertaining such value
     and in order to achieve a reasonable estimate of liquidated damages
     hereunder, Landlord and Tenant stipulate and agree, for the purpose hereof,
     that such fair market rental shall in no event exceed seventy-five percent
     (75%) of the rental amount for such period set forth in Paragraph 2 above.

          B. Damages Upon Repossession. If Landlord repossesses the Premises
     without terminating this Lease, Tenant, at Landlord's option, shall be
     liable for and shall pay Landlord on demand all rental and other payments
     owed to Landlord hereunder, accrued to the date of such repossession, plus
     all amounts required to be paid by Tenant to Landlord until the date of
     expiration of the term as stated in Paragraph 1, diminished by all amounts
     actually received by Landlord through reletting the Premises during such
     remaining term (but only to the extent of the rent herein reserved).
     Actions to collect amounts due by Tenant to Landlord under this paragraph
     may be brought from time to time, on one or more occasions, without the
     necessity of Landlord's waiting until expiration of the Lease term.

          C. Cost of Reletting, Removing, Repairs and Enforcement. Upon an Event
     of Default, in addition to any sum provided to be paid under this Paragraph
     20, Tenant also shall be liable for and shall pay to Landlord (i) brokers'
     fees and all other costs and expenses incurred by Landlord in connection
     with reletting the whole or any part of the Premises; (ii) the costs of
     removing, storing or disposing of Tenant's or any other occupant's
     property; (iii) the costs of repairing, altering, remodeling or otherwise
     putting the Premises into condition acceptable to a new tenant or tenants;
     (iv) any and all costs and expenses incurred by Landlord in effecting
     compliance with Tenant's obligations under this Lease; and (v) all
     reasonable expenses incurred by Landlord in enforcing or defending
     Landlord's rights and/or remedies hereunder, including without limitation
     all reasonable attorneys' fees and all court costs incurred in connection
     with such enforcement or defense.

          D. Late Charge. In the event Tenant fails to make any payment due
     hereunder within five (5) days after such payment is due, including without
     limitation any rental or escrow payment, in order to help defray the
     additional cost to Landlord for processing such late payments and not as
     interest, Tenant shall pay to Landlord on demand a late charge in an amount
     equal to five percent (5%) of such payment. The provision for such late
     charge shall be in addition to all of Landlord's other rights and remedies
     hereunder or at law, and shall not be construed as liquidated damages or as
     limiting Landlord's remedies in any manner.

          E. Interest on Past Due Amounts. If Tenant fails to pay any sum which
     at any time becomes due to Landlord under any provision of this Lease as
     and when the same becomes due hereunder, and such failure continues for ten
     (10) days after the due date for such payment, then Tenant shall pay to
     Landlord interest on such overdue amounts from the date due until paid at
     an annual rate which equals the lesser of (i) eighteen percent (18%) or
     (ii) the highest rate then permitted by law.

          F. No Implied Acceptances or Waivers. Exercise by Landlord of any one
     or more remedies hereunder granted or otherwise available shall not be
     deemed to be an acceptance by Landlord of Tenant's surrender of the
     Premises, it being understood that such surrender can be effected only by
     the written agreement of Landlord. Tenant and Landlord further agree that
     forbearance by Landlord to enforce any other it's lights under this lease
     or at law or in equity shall not be a waiver of Landlord's right to enforce
     any one or more of its rights, including any right previously forborne, in
     connection with any existing or subsequent default. No re-entry or taking
     possession of the Premises by Landlord shall be construed as an

<PAGE>

     election on its part to terminate this Lease, unless a written notice of
     such intention is given to Tenant, and, notwithstanding any such reletting
     or re-entry or taking possession of the Premises, Landlord may at any time
     thereafter elect to terminate this Lease for a previous default. Pursuit of
     any remedies hereunder shall not preclude the pursuit of any other remedy
     herein provided or any other remedies provided by law, nor shall pursuit of
     any remedy herein provided constitute a forfeiture or waiver of any rent
     due to Landlord hereunder or of any damages occurring to Landlord by reason
     of the violation of any of the terms, provisions and covenants contained in
     this Lease. Landlord's acceptance of any rent following an Event of Default
     hereunder shall not be construed as Landlord's waiver of such Event of
     Default. No waiver by Landlord of any violation or breach of any of the
     terms, provisions and covenants of this Lease shall be deemed or construed
     to constitute a waiver of any other violation or default.

          G. Reletting of Premises. In the event of any termination of this
     Lease and/or repossession of the Premises for an Event of Default, Landlord
     shall use reasonable efforts to relet the Premises and to collect rental
     after reletting, with no obligation to accept any lessee that Landlord
     deems undesirable or to expend any funds in connection with such reletting
     or collection of rents there from. Tenant shall not be entitled to credit
     for or reimbursement of any proceeds of such reletting in excess of the
     rental owed hereunder for the period of such reletting. Landlord may relet
     the whole or any portion of the Premises, for any period, to any tenant and
     for any use or purpose.

          H. Landlord's Default. If Landlord fails to perform any of its
     obligations hereunder within thirty (30) days after written notice from
     Tenant specifying such failure, Tenant's exclusive remedy shall be an
     action for damages. Unless and until Landlord fails to so cure any default
     after such notice, Tenant shall not have any remedy or cause of action by
     reason thereof. All obligations of Landlord hereunder will be construed as
     covenants, not conditions; and all such obligations will be binding upon
     Landlord only during the period of its possession of the Premises and not
     thereafter. The term "Landlord" shall mean only the owner, for the time
     being, of the Premises and, in the event of the transfer by such owner of
     its interest in the Premises, such owner shall thereupon be released and
     discharged from all covenants and obligations of the Landlord thereafter
     accruing, provided that such covenants and obligations shall be binding
     during the Lease term upon each new owner for the duration of such owner's
     ownership. Notwithstanding any other provision of this Lease, Landlord
     shall not have any personal liability hereunder. In the event of any breach
     or default by Landlord in any term or provision of this Lease, Tenant
     agrees to look solely to the equity or interest then owned by Landlord in
     the Premises or the Building; however, in no event shall any deficiency
     judgment or any money judgment of any kind be sought or obtained against
     any Landlord.

          I. Tenant's Personal Property. If Landlord repossesses the Premises
     pursuant to the authority herein granted, or if Tenant vacates or abandons
     all or any part of the Premises, then, in addition to Landlord's rights
     under Paragraph 27 hereof, Landlord shall have the right to (i) keep in
     place and use, or (ii) remove and store, all of the furniture, fixtures and
     equipment at the Premises, including that which is owned by or leased to
     Tenant, at all times prior to any foreclosure thereon by Landlord or
     repossession thereof by any lessor thereof or third party having a lien
     thereon. In addition to the Landlord's other rights hereunder, Landlord may
     dispose of the stored property if Tenant does not claim the property within
     ten (10) days after the date the property is stored. Landlord shall give
     Tenant at least ten (10) days prior written notice of such intended
     disposition. Landlord shall also have the right to relinquish possession of
     all or any portion of such furniture, fixtures, equipment and other
     property to any person ("Claimant") who presents to Landlord a copy of any
     instrument represented by Claimant to have been executed by Tenant (or any
     predecessor of Tenant) granting Claimant the right under various
     circumstances to take possession of such furniture, fixtures, equipment or
     other property, without the necessity on the part of Landlord to inquire
     into the authenticity or legality of said instrument. The rights of
     Landlord herein stated shall be in addition to any and all other rights
     that Landlord has or may hereafter have at law or in equity, and Tenant
     stipulates and agrees that the rights granted Landlord under this paragraph
     are commercially reasonable.

     21. MORTGAGES. Tenant accepts this Lease subject and subordinate to any
     mortgages and/or deeds of trust now or at any time hereafter constituting a
     lien or charge upon the Premises or the improvements situated thereon or
     the Building, provided, however, that if the mortgage, trustees or holder
     of any such mortgage or deed of trust elects to have Tenant's interest in
     this Lease superior to any such instrument, then by notice to Tenant from
     such mortgage, trustee or holder, this Lease shall be deemed superior to
     such lien,

<PAGE>

     whether this Lease was executed before or after said mortgage or deed of
     trust. Tenant, at any time hereafter on demand, shall execute any
     instruments, releases or other documents that may be required by any
     mortgagee, trustee or holder for the purpose of subjecting and
     subordinating this Lease to the lien of any such mortgage. Tenant shall not
     terminate this Lease or pursue any other remedy available to Tenant
     hereunder for any default on the part of the Landlord without first giving
     written notice by certified or registered mail, return receipt requested,
     to any mortgagee, trustee or holder of any such mortgage or deed of trust,
     the name and post office address of which Tenant has received written
     notice, specifying the default in reasonable detail and affording such
     mortgage, trustee or holder a reasonable opportunity ( but in no event less
     than thirty (30) days) to make performance, at its election, for and on
     behalf of Landlord.

     22. MECHANIC'S LIEN. Tenant has no authority, express or implied, to create
     or place any lien or encumbrance of any kind or nature whatsoever upon, or
     in any manner to bind, the interest of Landlord or Tenant in the Premises.
     Tenant will save and hold Landlord harmless from any and all loss, cost or
     expense, including without limitation attorneys' fees, based on or arising
     out of asserted claims or liens against the leasehold estate or against the
     right, title and interest of the Landlord in the Premises or under the
     terms of this Lease.

     23. MISCELLANEOUS.

          A. Interpretation. The captions inserted in this Lease are for
     convenience only and in no way define, limit or otherwise describe the
     scope or intent of this Lease, or any provision hereof, or in any way
     affect the interpretation of this Lease. Any reference in this Lease to
     rentable area shall mean the gross rentable area as determined by the
     roofline of the building in question.

          B. Binding Effect. Except as otherwise herein expressly provided, the
     terms, provisions and covenants and conditions in this Lease shall apply
     to, inure to the benefit of and be binding upon the parties hereto and upon
     their respective heirs, executors, personal representatives, legal
     representatives, successors and assigns. Landlord shall have the right to
     transfer and assign, in whole or in part, its rights and obligations in the
     Premises and in the Building and other property that are the subject of
     this Lease.

          C. Evidence of Authority. Tenant agrees to furnish to Landlord,
     promptly upon demand, a corporate resolution, proof of due authorization by
     partners or other appropriate documentation evidencing the due
     authorization of such party to enter into this Lease.

          D. Force Majeure. Landlord shall not be held responsible for delays in
     the performance of its obligations hereunder when caused by material
     shortages, acts of God, labor disputes or other events beyond the control
     of Landlord.

          E. Payments Constitute Rent. Notwithstanding anything in this Lease to
     the contrary, all amounts payable by Tenant to or on behalf of Landlord
     under this Lease, whether or not expressly denominated as rent, shall
     constitute rent.

          F. Estoppel Certificates. Tenant agrees, from time to time, within ten
     (10) days after request of Landlord, to deliver to Landlord, or Landlord's
     designee, an estroppel certificate stating that this Lease is in full force
     and effect, the date to which rent has been paid, the unexpired term of
     this Lease, any defaults existing under this Lease (or the absence thereof)
     and such other factual or legal matters pertaining to this Lease as may be
     requested by Landlord. It is understood and agreed that Tenant's obligation
     to furnish such estoppel certificates in a timely fashion is a material
     inducement for Landlord's execution of this Lease.

          G. Entire Agreement. This Lease constitutes the entire understanding
     and agreement of Landlord and Tenant with respect to the subject matter of
     this Lease, and contains all of the covenants and agreements of the
     Landlord and Tenant with respect thereto. Landlord and Tenant each
     acknowledge that no representation, inducements, promises or agreements,
     oral or written, have been made by Landlord or Tenant, or anyone acting on
     behalf of Landlord or Tenant, which are not contained herein, and any prior
     agreements, promises, negotiations or representations not expressly set
     forth in this Lease are of no force or effect. EXCEPT AS SPECIFICALLY
     PROVIDED IN THIS LEASE, TENANT HEREBY WAIVES THE

<PAGE>

     BENEFIT OF ALL WARRANTIES, EXPRESS OR IMPLIED, WITH RESPECT TO THE
     PREMISES, INCLUDING WITHOUT LIMITATION ANY IMPLIED WARRANTY THAT THE
     PREMISES ARE SUITABLE FOR ANY PARTICULAR PURPOSE. Landlord's agents and
     employees do not and will not have authority to make exceptions, changes or
     amendments to this Lease, or factual representations not expressly
     contained in this Lease. Under no circumstances shall Landlord or Tenant be
     considered an agent of the other. This Lease may not be altered, changed or
     amended except by an instrument in writing signed by both parties hereto.

          H. Survival of Obligations. All obligations of Tenant hereunder not
     fully performed as of the expiration or earlier termination of the term of
     this Lease shall survive the expiration or earlier termination of the term
     hereof, including without limitation all payment obligations with respect
     to taxes and insurance and all obligations concerning the condition and
     repair of the Premises. Upon the expiration or earlier termination of the
     term hereof, and prior to Tenant vacating the Premises, Tenant shall pay to
     Landlord any amount reasonably estimated by Landlord as necessary to put
     Premises in good condition and repair, reasonable wear and tear excluded,
     including without limitation the cost of repairs to and replacements of all
     heating and air conditioning systems and equipment therein. Tenant shall
     also, prior to vacating the Premises, pay to Landlord the amount ,as
     estimated by Landlord, of Tenant's obligation hereunder for real estate
     taxes and insurance premiums for the year in which the Lease expires or
     terminates. All such amounts shall be used and held by Landlord for payment
     of such obligations of Tenant hereunder, with Tenant being liable for any
     additional costs therefore upon demand by Landlord, or with any excess to
     be returned to Tenant after all such obligations have been determined and
     satisfied, as the case may be. Any Security Deposit held by Landlord may,
     at Landlord's option, be credited against any amounts due from Tenant under
     this Paragraph 23H.

          I. Severability of Terms. If any clause or provision of this Lease is
     illegal, invalid or unenforceable under present or future laws effective
     during the term of this Lease then, in such event, it is the intention of
     the parties hereto that the remainder of this lease shall not be affected
     thereby, and it is also the intention of the parties to this Lease that in
     lieu of each clause or provision of this Lease that is illegal, invalid or
     unenforceable, there be added, as a part of this Lease, a clause or
     provision as similar in terms to such illegal, invalid, or unenforcable
     clause or provision as may be possible and be legal, valid and enforceable.

          J. Effective Date. All references in this Lease to "the date hereof"
     or similar reference shall be deemed refer to the last date, in point of
     time, on which all parties hereto have executed this Lease.

          K. Brokers' Commission. Tenant represents and warrants that it has
     dealt with and will deal with no broker, other than Kirk Rudy with Trammel
     Crow Central Texas, Inc., agent or other person in connection with this
     transaction or future related transactions and that no broker, agent or
     other person brought about this transaction, and Tenant agrees to indemnify
     and hold Landlord harmless from and against any claims by any broker, agent
     or other person claiming a commission or other form of compensation by
     virtue of having dealt with tenant with regard to this leasing transaction.

          L. Ambiguity. Landlord and Tenant hereby agree and acknowledge that
     this Lease has been fully reviewed and negotiated by both Landlord and
     Tenant, and that Landlord and Tenant have each had the opportunity to have
     this Lease reviewed by their respective legal counsel, and, accordingly, in
     the event of any ambiguity herein, Tenant does hereby waive the rule of
     construction that such ambiguity shall be resolved against the party who
     prepared this Lease.

          M. Joint Several Liability. If there be more than one Tenant, the
     obligations hereunder imposed upon Tenant shall be joint and several. If
     there be a guarantor of Tenant's obligation hereunder, the obligations
     hereunder imposed upon Tenant shall be joint and several obligations of
     Tenant and such guarantor, and Landlord need not first proceed against
     Tenant before proceeding against such guarantor, nor shall any such
     guarantor be released from its guaranty for any reason whatsoever,
     including, without limitation, in case of any amendments hereto, waivers
     hereof or failure to give such guarantor any notices hereunder.

<PAGE>

          N. Third Party Rights. Nothing herein expressed or implied is
     intended, or shall be construed, to confer upon or give to any person or
     entity, other than the parties hereto, any right or remedy under or by
     reason of this Lease.

          O. Exhibits and Attachments. All exhibits, attachments, riders and
     addenda referred to in this Lease, and the exhibits listed herein below and
     attached hereto, are incorporated into this Lease and made a part hereof
     for all intents and purposes as if fully set out herein. All capitalized
     terms used in such documents shall, unless otherwise defined therein, have
     the same meanings as are set forth herein.

          P. Applicable Law. This Lease has been executed in the State of Texas
     and shall be governed in all respects by the laws of the State of Texas. It
     is the intent of Landlord and Tenant to conform strictly to all applicable
     state and federal usury laws. All agreements between Landlord and Tenant,
     whether now existing or hereafter arising and whether written or oral, are
     hereby expressly limited so that in no contingency or event whatsoever
     shall the amount contracted for, charged or received by Landlord for the
     use, forbearance or retention of money hereunder or otherwise exceed the
     maximum amount which Landlord is legally entitled to contract for, charge
     or collect under the applicable state or federal law. If, from any
     circumstance whatsoever, fulfillment of any provision hereof at the time
     performance of such provision shall be due shall involve transcending the
     limit of validity prescribed by law, then the obligation to be fulfilled
     shall be automatically reduced to the limit of such validity, and if from
     any such circumstance Landlord shall ever receive as interest or otherwise
     an amount in excess of the maximum that can be legally collected, then such
     amount which would be excessive interest shall be applied to the reduction
     of rent hereunder, and if such amount which would be excessive interest
     exceeds such rent, then such additional amount shall be refunded to Tenant.

          24. NOTICES. Each provision of this instrument or of any applicable
     governmental laws, ordinances, regulations and other requirements with
     reference to the sending, mailing or delivering of notice or the making of
     any payment by Landlord to Tenant or with reference to the sending, mailing
     or delivering of any notice or the making of any payment by Tenant to
     Landlord shall be deemed to be complied with when and if the following
     steps are taken:

          (i) All rent and other payments required to be made by tenant to
     Landlord hereunder shall be payable to Landlord at the address for Landlord
     set forth below or at such other address as Landlord may specify from time
     to time by written notice delivered in accordance herewith. Tenant's
     obligation to pay rent and any other amounts to Landlord under then terms
     of this Lease shall not be deemed satisfied until such rent and other
     amounts have been actually received by Landlord.

          (ii). All payments required to be made by Landlord to Tenant hereunder
     shall be payable to Tenant at the address set forth below, or at such other
     address within the continental United States as Tenant may specify from
     time to time by written notice delivered in accordance herewith

          (iii) Except as expressly provided herein any written notice, document
     or payment required or permitted to be delivered hereunder shall be deemed
     to be delivered when received or, whether actually received or not, when
     deposited in the United States Mail, postage prepaid, Certified or
     Registered Mail, addressed to the parties hereto at the respective
     addresses set out below, or at such other address as they have theretofore
     specified by written notice delivered in accordance herewith.

     25. ADDITIONAL PROVISIONS. See EXHIBIT "C" attached hereto and incorporated
     herein by reference.

<PAGE>

     EXECUTED BY LANDLORD, this 1st day of October , 1993.

                                         Telephone Real Estate Equity Trust
                                         By:  Karsten Realty Advisors, as Agent

Attest/Witness

                                                 /s/ Cindy J. Cohn
                                        ----------------------------------------
/s/ Kathy Busby                         By:      Cindy J. Cohn
----------------------------------      Title:   Vice President
Title: ___________________________      Address: HILL PARTNERS
                                                 1826-A Kramer Lane
                                                 Austin, Texas 78758

     EXECUTED BY TENANT, this 13th day of September, 1993

                                        Viko Technology, Inc. d/b/a Viko
                                        Test Lab:

Attest/Witness                          /s/ Bill deCarbonel
/s/ Witness                             --------------------------------
---------------------------------       By:   Bill deCarbonel
Title: Regional Manager                 Title: VP
                                        Address: 1605 A  Mabury Rd.
                                                 San Jose, CA, 95133

EXHIBIT "A" - Description of Premises
EXHIBIT "C" - Additional Provisions

<PAGE>

                                   EXHIBIT "C"

                              ADDITIONAL PROVISIONS

TENANT FINISH ALLOWANCE

Landlord shall provide a tenant finish allowance of $6,000.00 to be applied
toward interior improvements. Tenant shall reimburse Landlord for the amount of
tenant improvements provided by Landlord in excess of the finish-out allowance
of $6,000.00. This amount shall be due and payable within fifteen (15) days from
receipt of invoice.

INTERIOR IMPROVEMENTS

All improvements must comply with Owner's standard specifications and all
applicable governmental regulations. Prior to beginning construction of any such
improvements, Tenant shall submit architectural drawing of the proposed
improvements to Landlord and shall obtain Landlord's written consent to begin
construction.

CANCELLATION OPTION

Tenant shall have the right to cancel this agreement on or before September 15,
1993 only in the event that it does not obtain a contract from a semi-conductor
manufacturer located in Austin, Texas.

RENEWAL OPTION

Tenant shall have the right and option to renew this Lease for one (1)
additional five (5) year term(s) by delivering written notice thereof to
Landlord at least One Hundred Eighty (180) days prior to the expiration date of
the lease term, provided that the time of such notice and the and of the lease
term, Tenant is not a default hereunder. Upon the delivery of said notice and
subject to the conditions set forth in the proceeding sentence, this Lease shall
be extended upon the same terms, covenants and conditions as provided in this
Lease, except that the rental payable during said extended term shall be the
prevailing market rental rate for space of comparable size, quality and location
at the commencement of such extended term. If a conflict arises in the
determination of such a FMV rental rate, a three-member committee, selected from
the Austin Board of Realtors, shall determine the FMV rental rate. The first two
members of such committee shall be selected by Landlord and Tenant respectively,
which two members shall select the third. In no event shall the rate decrease
below the rate Tenant is currently paying.

<PAGE>

                                  EXHIBIT "A"

BUILDING           :  Southpark B

LEGAL DESCRIPTION  :  Crew Industrial Park South, Section 1, Lot 12

ADDRESS               2209 Woodward Street
                      Austin, Texas 78744

                                  [FLOOR PLAN]
<PAGE>

                   FIRST AMENDMENT TO LEASE AGREEMENT BETWEEN
              TELEPHONE REAL ESTATE EQUITY TRUST, AS LANDLORD, AND
              VIKO TECHNOLOGY, INC., DBA/ VIKO TEST LAB, AS TENANT

         To be attached to and form a part of Lease made the 1st day of October,
         1993 (which together with any amendments, modifications and extensions
         thereof, is hereinafter called the Lease), between Landlord and Tenant,
         covering a total of 6,963 square feet and located at 2209 Woodward
         Street, Austin, Texas, known as Southpark B.

         WITNESSETH that the Commencement Date shall be December 1, 1993 and
         shall expire thirty-six (36) months thereafter.

         Except herein and hereby modified and amended the Agreement of Lease
shall remain in full force and effect and all the terms, provisions, covenants
and conditions thereof are herby ratified and confirmed.

                   DATED AS OF THE 3RD DAY OF DECEMBER, 1993

WITNESS:                             TELEPHONE REAL ESTATE EQUITY TRUST:

                                     By:   Koll Investment Management, as Agent

 /s/  Witness                           /s/ Cindy J. Cohn
---------------------------          -------------------------------------
                                     By: Cindy J. Cohn
                                     Title: Vice President

WITNESS:                             VIKO TECHNOLOGY, INC., DBA/ VIKO
                                     TEST LAB:

 /s/ WITNESS                            /s/ BILL DECARBONEL
---------------------------          --------------------------------------
                                     BY:    Bill deCarbonel
                                     TITLE: V.P. MKT.
<PAGE>

                          AMENDMENT OF LEASE AGREEMENT

      This AMENDMENT TO LEASE AGREEMENT [this "Amendment"] is made and entered
into effective as of May 31, 1996 by and between TELEPHONE REAL ESTATE EQUITY
TRUST, as Landlord and VIKO TECHNOLOGY, INC., d/b/a/ VIKO TEST LAB, as Tenant.

                                   WITNESSETH

      WHEREAS, Landlord and Tenant entered into that certain Lease Agreement
dated and effective as of October 1, 1993 [which together with the "First
Amendment to Lease Agreement Between Telephone Real Estate Equity Trust, as
Landlord, and Viko Technology, Inc., dba Viko Test Lab, as Tenant " dated as of
December 3, 1993, is hereinafter called "Lease"] covering approximately 6,963
rentable square feet of space located in Landlord's building known as Southpark
B, 2209 Woodward Street, Austin, Texas, 78744; and Tenant has accepted and is
occupying the Leased Premises under the Lease; and

      WHEREAS, Tenant has exercised its Renewal Option in Exhibit C of the
Lease. Landlord and Tenant desire to amend the Lease upon the terms of this
Amendment; and

    NOW, THEREFORE, for and in consideration of the foregoing recitals and the
mutual covenants herein, and the benefits derived or to be derived from this
Amendment and this Lease, and other good and valuable consideration, Landlord
and Tenant hereby agree to amend and hereby amend the Lease as follows:

    1     Lease Term. Landlord and Tenant herby confirm that the Lease Term
          under Paragraph 1 of this Lease (which was modified to December 31,
          1996 by a letter to Tenant dated December 21, 1993) will be extended
          and will expire on December 31, 2001, unless sooner terminated or
          renewed and extended pursuant to any provisions of this Lease.

    2.    Rental. Beginning as of January 1, 1997, the Base Rent due under
          Paragraph 2.A. of this Lease for the Premises shall be FOUR THOUSAND
          NINE HUNDRED TWENTY-NINE and 80/100 DOLLARS ($4,929.80).

In all other respect, the monthly rental installment due under this Lease from
time to time shall remain unchanged.

    3.    In addition to the Base Rent, Tenant will pay as Additional Rent
          Tenant's Share of the Property Costs which includes: insurance
          premiums (whether elective or required), Real Property Taxes, and
          Operating Costs. Tenant's Share is the percentage obtained by dividing
          the number of rentable square feet in the Premises by the number of
          square feet of rentable square feet in the Building or in Lot 12 of
          Crow Industrial Park South (whichever is applicable). Operating Costs
          include all reasonable costs and expenses of any kind or nature
          incurred by Landlord in managing, operating, equipping, policing,
          protecting, lighting, repairing, replacing and maintaining.

<PAGE>

any of Lot 12 of Crow Industrial Park South, Southpark B, and the common areas,
including, but not limited to, maintenance and repairs, common area utilities,
water and sewer, management fees, landscaping, irrigations systems, cleaning,
snow removal, lighting, pest control, security costs, supplies, trash removal,
parking lot sweeping, personal property taxes, Owners' Association dues,
maintenance of and reasonable amortization of the cost for replacement of
equipment, exterior painting, roof repairs, parking lot repairs, seal coating,
and striping, plumbing repairs, and compensation and benefits of employees
involved in such work. Excluded from Operating Cost are net income taxes,
financing costs, capital improvements, leasing commissions, cost and expenses
for which another tenant is responsible, advertising expenses, renovation of
space for new tenants, and renovation as a result of casualty, and similar types
of other costs or expenses. If Tenant fails to pay its share of these expenses.
Landlord shall have the remedies provided for the failure to pay Base Rent.

      4.    Tenant Improvement Allowance. Landlord has agreed to provide Tenant
            with a $22,281.60 tenant improvement allowance for the purpose of
            constructing tenant improvements in, on and to the Premises (the
            "Tenant Improvements"), which allowance shall be reimbursed to
            Tenant provided that proper documentation, lien releases and
            invoices are presented to Landlord for all actual out-of-pocket
            costs of construction, including, without limitation, permitting and
            architectural costs. Should the cost of such construction
            (including, but not limited to permitting and architectural costs)
            exceed $22,281.60, Tenant will be solely responsible for such costs,
            Tenant shall indemnify, defend and hold harmless Landlord from any
            occurrence whatsoever related to construction of Tenant
            Improvements. Tenant shall be directly responsible for hiring and
            paying the architect and contractors in connection with the
            construction of the Tenant Improvements. In addition, Tenant shall
            obtain landlord's written approval of all contractors drawings,
            plans and specifications, prior to commencing the construction of
            the Tenant Improvements. Such drawings. plans and specifications
            (the "Plans") shall be attached to the Lease as Exhibit D upon
            completion and approval by Landlord. Notwithstanding anything to the
            contrary contained herein, any approvals required to be obtained
            from Landlord may be granted or withheld in Landlord's sole
            discretion, and Tenant shall at all times coordinate all aspects of
            the construction of the Tenant Improvements through Landlord.

      5.    Replacement of Exhibit A. Exhibit A in the Lease shall be deleted in
            its entirty and replaced with the attached Exhibit A.

      6.    Landlord's Address for Notice. Until changed in accordance with the
            provisions of Article XIV of this Lease, from and after the
            execution of this Amendment, Landlord's address for notices shall be
            in care of Oxford Commercial, Inc., 1500 NationsBank Tower, 515
            Congress Avenue, Austin, Texas 78701. The address for the agent for
            the Owner, Koll Investment Management shall be 14850 Montfort
            Street, Dallas, Texas, 75240.

      7.    Expansion. "Expansion Space" shall mean Suite 2205 (approximately
            2,100 Rentable Square Feet) directly contiguous to the east of
            Tenant in Building B which is occupied by Alert Centre, Inc. as of
            the date of this Amendment. Provided that as of the date of the
            giving of Landlord's Notice Tenant is not in default hereunder, If
            prior to December 31, 1996 Landlord learns that Landlord's lease
            with Alert Centre, Inc. will terminate, Landlord shall offer to
            Tenant to include the Expansion Space within the Premises on the
            same terms as the Lease and all subsequent amendments, except: (a.)
            the Base Rent shall be increased by $1,486.80 per month ($.708 per
            Rentable Square Foot), and (b.) the Expansion Space shall be
            delivered to Tenant "as-is, where-is" in "broom clean" condition
            with no warranties or representations by Landlord or Landlord's
            agent. Such offer shall be made in writing by Landlord to Tenant
            ("Landlord's Notice"). Tenant may accept the offer set forth in
            Landlord's Notice by delivering to Landlord an unconditional
            acceptance ("Tenant's Notice") of such offer within ten (10) days
            after delivery of Landlord's Notice. Time shall be of the essence
            with respect to the giving of Tenant's Notice. If Tenant does not
            accept (or fails to timely accept) an offer made by Landlord
            pursuant to the provisions of this Paragraph 7, Landlord shall be
            under no further obligation with respect to the Expansion Space. If
            Tenant accepts the offer in Landlord's Notice by timely delivery of
            Tenant's Notice, Tenant and Landlord agree to execute an amendment
            to the Lease incorporating the terms of Landlord's

<PAGE>

            Notice. If Tenant accepts the offer in Landlord's Notice by timely
            delivery of Tenant's Notice, the new amendment shall give Tenant the
            right to renew the Lease for an additional term of five years at
            market rates with written notice of 180 days.

      8.    Lease Agreement. Reference is made to the Lease for all purposes of
            this Amendment and references to "Lease" mean the Lease as amended
            by this Amendment and all prior amendments. All capitalized terms
            used in this Amendment shall have the same meanings ascribed to
            those terms in the Lease, except as such terms are amended by this
            Amendment. This Amendment shall control any conflict between the
            provisions of this Amendment and the provisions of the Lease. The
            Lease, as amended by this Amendment, is and shall continue in full
            force and effect and this Lease and the terms and provisions of this
            Lease are confirmed, ratified and adopted in all respects by
            Landlord and Tenant.

      9.    Renewal and Expansion Rights. Except as identified in Paragraph 7
            herein, Tenant no longer has any renewal or expansion rights in the
            Lease.

      THIS AMENDMENT OF LEASE AGREEMENT is executed (in multiple counterparts)
by the undersigned Landlord and Tenant (acting by and through respective duly
authorized officers) effective as of the date first above written.

LANDLORD:                                   TENANT:

TELEPHONE REAL ESTATE EQUITY                VIKO TECHNOLOGY, INC.
TRUST BY Koll Investment Management         d/b/a VIKO TEST LAB
as Investment Manager for TREET

By:      /s/ Scot Farber     , 1996         By: /s/ Bill deCarbonel
    -------------------------                   --------------------------------

         Scot C. Farber                                 Bill de Carbonel
         Vice President                                 Vice President

Date: 8/5, 1996                             Date: 7/17, 1996
<PAGE>

                            THIRD AMENDMENT TO LEASE

This third Amendment to Lease ("Amendment") is made this 15th day of February,
2000 by and between BEDFORD PROPERTY INVESTORS, INC., successor-in-interest to
Telephone Real Estate Equity Trust ("Landlord") and VIKO TECHNOLOGY, INC., DBA
VIKO Test Lab ("Tenant").

                                    RECITALS

      A.    Tenants and Landlord entered into that certain Lease dated, for
            reference purposes only, October 1, 1993, a First Amendment to Lease
            dated December 3, 1993 and an Amendment (Second) of Lease Agreement
            dated May 31, 1996 (collectively the "Lease") of certain premises
            containing approximately 6,963 square feet of rentable space,
            located at 2209 Woodward, Austin, Texas (the "Leased Premises) which
            Leased Premises and the complex in which they are located ("the
            "Complex") are more particularly described in the Lease.

      B.    The initial Leased Premises is comprised of 6,963 square feet and
            the Term of the Lease expires on December 31, 2001. Tenant is in
            possession of the Leased Premises. Landlord and Tenant desire to
            amend the Lease, to expand the Leased Premises, to extend the term
            of the Leased Premises, to change the rent due and payable under the
            Lease as a result thereof, and to make certain other changes to the
            Lease, upon the terms and conditions hereinafter set forth.

NOW, THEREFORE, for and in consideration of the covenants and agreements herein
contained, and for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties agree to the following:

      1.    Confirmation. Tenant acknowledges and agrees that: (a) Tenant is in
            sole possession of the Leased Premises demised under the Lease; (b)
            all work, improvements and furnishings required under the Lease have
            been completed and accepted by Tenant except that required under
            this Amendment; (c) all free rent and any other concession required
            under the Lease have been granted, used and otherwise satisfied; and
            (d) it has no offset, claim, recoupment or defense against the
            payment of rent and other sums and the performance of all
            obligations of Tenant under the Lease

      2.    Expansion Space. Section 1 of the Lease is amended to include, 2,100
            square feet at 2205 Woodward, Austin, Texas, effective April 1,
            2000. Effective April 1, 2000 the Leased Premises will contain 9,063
            square feet and Section 2 of the Lease, The Prorata % is amended to
            9,063SF/78,276SF=11.578%

      3.    Extended Term. Section 1 of the Lease is amended to provide that the
            term of the Lease shall be extended commencing January 1, 2002 and
            expiring on December 31, 2004

      4.    Base Rent. Section 2 of the Lease is amended to provide that the
            Base Rent for the Leased Premises shall be $6,462.80 from April 1,
            2000 through December 31, 2001, and $6,889.00 from January 1, 2002
            through December 31, 2004

      5.    Condition of the Leased Premises. "AS IS".

<PAGE>

      6.    Right of First Offer. Tenant shall have the right of first offer to
            lease the adjacent suits, 2215 Woodward, approximately 5,400 square
            feet, if space becomes vacant. Tenant will lease under the terms and
            conditions presented by Landlord (Offer Notice). Tenant must notify
            Landlord in writing of their acceptance of the offer within five (5)
            days of written notice from Landlord that the space is available for
            lease. Failure by Tenant to notify Landlord will make the Right of
            First Offer null and void.

      7.    Real Estate Brokers. Landlord and Tenant each represents and
            warrants to the other party that it has not authorized or employed,
            or acted by implication to authorize or employ, any real estate
            broker or salesman to act for it in connection with this Lease
            Amendment. Landlord and Tenant shall each indemnify, defend and hold
            the other party harmless from and against any real estate broker or
            salesman whom the indemnifying party authorized or employed, or
            acted by implication to authorize or employ, to act for the
            indemnifying party in connection with this Lease Amendment.

      8.    Except as specifically set forth herein, all other terms, conditions
            and provisions of the Lease are hereby ratified and reconfirmed.
            This Amendment shall be incorporated as a part of the Lease by this
            reference.

      IN WITNESS WHEREOF, the parties have executed this Amendment of Lease on
the day first above stated.

LANDLORD: BEDFORD PROPERTY TENANT: VIKO TECHNOLOGY, INC.,
                  INVESTORS, INC.                           dba Viko Test Lab

By:      /s/ James R. Moore              By:       /s/ Bill de Carbonel
    ------------------------------            ---------------------------
                  James R. Moore

Its:  Exectuive Vice President           By: Bill deCarbonel
                                             ------------------------
                                             (Print Name)
Date: 2/28/00
                                         Its: Vice President

                                         Date: 2/16/00

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