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Unassociated Document

    EXHIBIT
      10.68

     

     

    JOINDER
      AGREEMENT

     

    This
      Joinder Agreement (the “Agreement”)
      is
      dated as of the Effective Date set forth below and is entered into by and
      between SUNTRUST BANK (the “New
      Lender”)
      and
      SOCIETE GENERALE, in its capacity as Administrative Agent (the “Administrative
      Agent”)
      for the
      Lenders (as hereinafter defined) under the Credit Agreement (as hereinafter
      defined). Capitalized terms used but not defined herein shall have the meanings
      given to them in the Credit Agreement, receipt of a copy of which is hereby
      acknowledged by the New Lender. The Standard Terms and Conditions (“Standard
      Terms and Conditions”)
      set
      forth in Annex 1 attached hereto are hereby agreed to and incorporated herein
      by
      reference and made a part of this Agreement as if set forth herein in
      full.

     

    Pursuant
      to Section 2.15(c) of the Credit Agreement, the New Lender hereby becomes a
      Lender, subject to and in accordance with the Standard Terms and Conditions
      and
      the Credit Agreement, as of the Effective Date set forth below, with respect
      to
      the New Loan Commitment identified below. 

     

    
      	
              1.

            	
              New
                Lender:

            	
              SunTrust
                Bank

            
	 	 	 
	
              2.

            	
              Borrower:

            	
              ABOVENET
                COMMUNICATIONS, INC., a Delaware corporation (the “Borrower
                Representative”)
                and such other persons named under, or joined to, the Credit Agreement
                as
                a Borrower from time to time

            
	 	 	 
	
              3.

            	
              Administrative
                Agent:

            	
              SOCIETE
                GENERALE, as Administrative Agent under the Credit
                Agreement

            
	 	 	 
	
              4.

            	
              Credit
                Agreement:

            	
              Credit
                and Guaranty Agreement, dated as of February 29, 2008 (as the same
                may be
                amended, restated, supplemented, modified, renewed, refinanced, extended
                or otherwise modified from time to time), by and among the Borrowers,
                the
                Guarantors from time to time party thereto, the financial institutions
                named therein as Lenders (the “Lenders”
                and each, a “Lender”)
                and the Administrative Agent. 

            
	 	 	 
	
              5.

            	
              New
                Loan Commitment:

            	
              $30,000,000,
                in aggregate, to be allocated on a pro rata basis as shown in the
                following tables.

            

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

    A.
      Revolving Commitments

    

    
      	
              Lender

            	
              Amount

            	
              Percentage

            
	
              Societe
                Generale

            	
              $10,500,000

            	
              38.889%

            
	
              CIT
                Lending Services Corporation

            	
              $
                7,500,000

            	
              27.778%

            
	
              SunTrust
                Bank

            	
              $
                9,000,000

            	
              33.333%

            
	
              TOTAL

            	
              $27,000,000

            	
              100.000%

            

    

    

    

    B.
      Term Loan Commitments

    

    
      	
              Lender

            	
              Amount

            	
              Percentage

            
	
              Societe
                Generale

            	
              $14,000,000

            	
              38.889%

            
	
              CIT
                Lending Services Corporation

            	
              $10,000,000

            	
              27.778%

            
	
              SunTrust
                Bank

            	
              $12,000,000

            	
              33.333%

            
	
              TOTAL

            	
              $36,000,000

            	
              100.000%

            

    

    

    C.
      Delayed Draw Commitments

    

    
      	
              Lender

            	
              Amount

            	
              Percentage

            
	
              Societe
                Generale

            	
              $10,500,000

            	
              38.889%

            
	
              CIT
                Lending Services Corporation

            	
              $
                7,500,000

            	
              27.778%

            
	
              SunTrust
                Bank

            	
              $
                9,000,000

            	
              33.333%

            
	
              TOTAL

            	
              $27,000,000

            	
              100.000%

            

    

    

    

    Effective
      Date: October 1, 2008 [TO BE INSERTED BY ADMINISTRATIVE AGENT.]

     

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    The
      terms
      set forth in this Agreement are hereby agreed to by the undersigned as of the
      Effective Date:

     

    SUNTRUST
      BANK

    

    By:
      /s/
      Matthew
      Schaaf                   

    Title:
      Vice President

    

    

    SOCIETE
      GENERALE,
      as

    Administrative
      Agent

    

    By:
      /s/
      Elaine
      Khalil                                  

    Title:
      Managing Agent

    

    

    Consented
      to:

    

    ABOVENET
      COMMUNICATIONS, INC.,
      

    as
      Borrower Representative

    

    By:
      /s/
      Robert
      Sokota                                   

    Title:
      SVP and General Counsel

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    ANNEX
      1

     

    STANDARD
      TERMS AND CONDITIONS 

     

    
      	
              1.

            	
              Representations
                and Warranties.

            

    

     

    The
      New
      Lender (a) represents and warrants that (i) it has full power and authority,
      and
      has taken all action necessary, to execute and deliver this Agreement and to
      consummate the transactions contemplated hereby and to become a Lender under
      the
      Credit Agreement, (ii) it meets all requirements of an Eligible Assignee under
      the Credit Agreement, (iii) from and after the Effective Date, it shall be
      bound
      by the provisions of the Credit Agreement and, to the extent of the New Loan
      Commitment, shall have the obligations of a Lender thereunder and (iv) it has
      received a copy of the Credit Agreement and such other documents and information
      as it has deemed appropriate to make its own credit analysis and decision to
      enter into this Agreement and to undertake the New Loan Commitment on the basis
      of which it has made such analysis and decision, and (v) if it is a Non-U.S.
      Lender, attached to the Agreement is any documentation required to be delivered
      by it pursuant to the terms of the Credit Agreement, duly completed and executed
      by the New Lender; and (b) agrees that (i) it will, independently and without
      reliance on the Administrative Agent or any other Lender, and based on such
      documents and information as it shall deem appropriate at that time, continue
      to
      make its own credit decisions in taking or not taking action under the Loan
      Documents, (ii) it will perform in accordance with the obligations which by
      the
      terms of the Loan Documents are required to be performed by it as a Lender;
      and
      (iii) it will comply with the provisions of Section 3.01 of the Credit Agreement
      and attached are the forms prescribed by the Internal Revenue Service of the
      United States certifying as to the New Lender’s status for purposes of
      determining exemption from United States withholding taxes with respect to
      all
      payments to be made to the New Lender under the Credit Agreement or such other
      documents as are necessary to indicate that all such payments are subject to
      such rates at a rate reduced by an applicable tax treaty.

     

    
      	
              2.

            	
              General
                Provisions. This
                Agreement shall be binding upon, and inure to the benefit of, the
                parties
                hereto and their respective successors and assigns. This Agreement
                may be
                executed in any number of counterparts, which together shall constitute
                one instrument. Delivery of an executed counterpart of a signature
                page of
                this Agreement by telecopy shall be effective as delivery of a manually
                executed counterpart of this Agreement. This Agreement shall be governed
                by, and construed in accordance with, the internal laws of the State
                of
                New York without regard to conflict of laws principles thereof. The
                effective date of this Agreement (the “Effective
                Date”)
                shall be the latest of (a) the date of the execution hereof by the
                Administrative Agent, the New Lender and the Borrower Representative,
                (b)
                the delivery by the New Lender to the Administrative Agent of an
                Administrative Questionnaire, (c) the payment by the Borrower to
                the Administrative Agent for the Administrative Agent’s sole and separate
                account
                an
                advisory fee in accordance with the May 1, 2008 engagement letter
                and (d)
                October 1, 2008.EXHIBIT 10.27

                                 LEASE AGREEMENT

     This LEASE AGREEMENT (the "Lease") dated as of September 8, 2008 (the "Date
of Lease") is made by and between GATEWAY 38 LLC, a Maryland  limited  liability
company ("Landlord"),  and CARROLLTON BANCORP, a Maryland corporation ("Tenant")
(collectively the "Parties" or individually a "Party").

1.   Basic Provisions.

         1.1.  Premises:  A portion (the "Premises"),  deemed to be comprised of
     20,427  square feet of space,  known as Suite "A" and outlined on Exhibit A
     attached hereto, of the building (the "Building")  located at 7151 Columbia
     Gateway Drive in Columbia, Howard County, Maryland. The Building is located
     in the commercial  center commonly known as "Gateway  Business Center" (the
     "Commercial  Center").  Except  to the  extent  expressly  provided  to the
     contrary elsewhere in this Lease, Tenant shall have non-exclusive rights to
     the Common Areas (as defined in Section 2.2 of this  Lease),  but shall not
     have any rights to the roof, the exterior walls or utility  raceways of the
     Building or to any other buildings in the Commercial  Center. The Premises,
     the Building,  the Common Areas, all other buildings and improvements in or
     on the Commercial Center, together with the land upon which all of the same
     are located, are herein collectively referred to as the "Commercial Center"
     or the  "Property".  Landlord  hereby  leases to Tenant and  Tenant  hereby
     leases from  Landlord the  Premises  upon all of the terms,  covenants  and
     conditions set forth in this Lease,  intending all of such terms, covenants
     and  conditions to be made under seal.  Any statement of square footage set
     forth in this  Lease or that may have been used in  calculating  Base Rent,
     Operating  Expenses  and/or Real Property Taxes is an  approximation  which
     Landlord  and Tenant  agree is  reasonable  and the Base Rent and  Tenant's
     Share based  thereon is not  subject to revision  whether or not the actual
     square footage is more or less.

         1.2. Term: Ten (10) years,  seven (7) months,  and twenty-two (22) days
     (the "Term"), commencing on September 9, 2008 (the "Commencement Date") and
     ending on April 30, 2019 (the  "Expiration  Date").  Tenant  shall have the
     right  to  extend  the  original  Term in  accordance  with the  terms  and
     conditions of Section 15.18 of this Lease.

         1.3. Base Rent:

         (a)  Tenant  shall pay basic rent  ("Base  Rent") to  Landlord  for the
Premises during the original Term in accordance with the following schedule:
<TABLE>
<CAPTION>
<S>             <C>              <C> <C>                             <C>
--------------------------------------------------|-------------------------------------------
       Period of Time During Original Term        |     Monthly Installment of Base Rent
--------------------------------------------------|-------------------------------------------
     September 9, 2008 to December 15, 2008       |                  $0.00
 (the "Pre-Base Rent Commencement Date Period")   |
--------------------------------------------------|-------------------------------------------
     December 16, 2008 to December 31, 2008       |  $10,543.04 (based on 16 days at a per
                                                  |          diem rate of $658.94)
--------------------------------------------------|-------------------------------------------
        January 1, 2009 to April 30, 2009         |                  $0.00
--------------------------------------------------|-------------------------------------------
        May 1, 2009 to December 31, 2009          |                $20,427.00
--------------------------------------------------|-------------------------------------------
</TABLE>

                                       5
<PAGE>
<TABLE>
<CAPTION>
<S>             <C>              <C> <C>                             <C>
--------------------------------------------------|-------------------------------------------
      January 1, 2010 to December 31, 2010        |                $20,937.68
--------------------------------------------------|-------------------------------------------
      January 1, 2011 to December 31, 2011        |                $21,461.12
--------------------------------------------------|-------------------------------------------
      January 1, 2012 to December 31, 2012        |                $21,997.64
--------------------------------------------------|-------------------------------------------
      January 1, 2013 to December 31, 2013        |                $22,547.58
--------------------------------------------------|-------------------------------------------
      January 1, 2014 to December 31, 2014        |                $23,111.27
--------------------------------------------------|-------------------------------------------
      January 1, 2015 to December 31, 2015        |                $23,689.05
--------------------------------------------------|-------------------------------------------
      January 1, 2016 to December 31, 2016        |                $24,281.28
--------------------------------------------------|-------------------------------------------
      January 1, 2017 to December 31, 2017        |                $24,888.31
--------------------------------------------------|-------------------------------------------
      January 1, 2018 to December 31, 2018        |                $25,510.52
--------------------------------------------------|-------------------------------------------
        January 1, 2019 to April 30, 2019         |                $26,148.28
--------------------------------------------------|-------------------------------------------
</TABLE>

         (b) If the Base Rent  Commencement  Date (as defined in Section 1.10 of
this  Lease) is not the 1st day of a  calendar  month,  then and in such  event,
Tenant  shall also pay to Landlord on the Base Rent  Commencement  Date,  as the
Base Rent for that period of time commencing on the Base Rent  Commencement Date
and  ending  on the  last day of the  calendar  month  in  which  the Base  Rent
Commencement  Date shall occur, that amount of money equal to the product of (i)
the number of days  occurring  during the period of time  commencing on the Base
Rent Commencement Date and ending on the last day of the calendar month in which
the Base Rent  Commencement Date shall occur, and (ii) the per diem rate derived
from that  fraction  having as its numerator  the number  $20,427.00  and as its
denominator the number of days occurring  during the calendar month in which the
Base Rent Commencement Date shall occur.

         (c)  Notwithstanding  anything to the contrary  set forth  elsewhere in
this Lease,  Tenant  shall have no  obligation  to pay to  Landlord  any monthly
installments  of Base Rent with respect to that period of time commencing on the
1st day of the 1st full  calendar  month  occurring  during that  portion of the
original Term  commencing on the Base Rent  Commencement  Date and ending on the
last day of the 4th full  calendar  month  occurring  during that portion of the
original  Term  commencing  on the Base Rent  Commencement  Date.  The terms and
conditions of the preceding  sentence of Section  1.3(c) of this Lease shall not
apply to any Renewal Term becoming  effective in  accordance  with the terms and
conditions of Section 15.18 of this Lease.

         1.4. Tenant's Share (the "Tenant's Share"):

         (a) The Commercial Center or the Property:  10.04%.  The Tenant's Share
with respect to the Commercial Center or the Property represents that percentage
corresponding  to the fraction  having as its numerator the size of the Premises
(20,427 square feet of space) and as its  denominator  the size of all buildings
in the Commercial Center or the Property (203,459 square feet of space).

         (b) The  Building:  42.44%.  The  Tenant's  Share  with  respect to the
Building represents that percentage  corresponding to the fraction having as its
numerator  the size of the  Premises  (20,427  square  feet of space) and as its
denominator the size of the Building (48,136 square feet of space).

         (c) The Tax Parcel:  10.04%. The Tenant's Share with respect to the Tax
Parcel  (as  defined in Section 10 of this  Lease)  represents  that  percentage
corresponding  to the fraction  having as its numerator the size of the Premises
(20,427 square feet of space) and as its  denominator  the size of all buildings
in the Tax Parcel (203,459 square feet of space).

         1.5. Security Deposit (the "Security Deposit"): $20,427.00.

         1.6. Permitted Use (the "Permitted Use"): General offices. Tenant shall
     use and occupy the Premises  only for the Permitted  Use.  Tenant shall not
     commit any  nuisance,  permit the  emission of any  objectionable  noise or
     odor,  suffer any waste,  make any use of the Premises which is contrary to
     any law or ordinance or which will  invalidate or increase the premiums for
     any of Landlord's insurance.

         1.7. Guarantor ("Guarantor"): None.

         1.8.  ADDRESS  FOR RENT  PAYMENTS:  ALL  AMOUNTS  PAYABLE  BY TENANT TO
     LANDLORD  SHALL UNTIL FURTHER  NOTICE FROM LANDLORD BE PAID TO LANDLORD c/o
     P.O. BOX 6110, HICKSVILLE, NEW YORK 11802-6110.

         1.9.  Tenant's  Estimated  Monthly Rent  Payment:  The following is the
     estimated  monthly Rent payment to Landlord  pursuant to the  provisions of
     this Lease as of the Base Rent Commencement  Date. This estimate is made at
     the  inception of this Lease and is subject to  adjustment  pursuant to the
     provisions of this Lease:
<TABLE>
<CAPTION>
<S>                             <C>                                             <C>
         (a) Base Rent (Section 4.1 of this Lease)                              $20,427.00
         (b) Operating Expenses (Section 4.2 of this Lease, excluding Real        2,127.81
             Property Taxes and Landlord Insurance)
         (c) Landlord Insurance (Section 8.2 of this Lease)                         136.18
         (d) Real Property Taxes (Section 10 of this Lease)                       2,978.94
         (e) HVAC Service Contract Expenses (Section 7.1(b) of this Lease)          425.56
                                                                                ----------
        Estimated Monthly Payment                                               $26,095.49
</TABLE>

                                       6
<PAGE>

         1.10. BASE RENT COMMENCEMENT DATE (the "Base Rent Commencement  Date").
     December 16, 2008,  subject to adjustment in accordance  with the terms and
     conditions of Section 15.15(e) of this Lease.

         1.11.  PRE-BASE  RENT  COMMENCEMENT  DATE  PERIOD (the  "Pre-Base  Rent
     Commencement  Date  Period").  That period of time during the original Term
     commencing on the  Commencement  Date and ending on the day before the Base
     Rent Commencement Date.  Notwithstanding anything to the contrary set forth
     elsewhere in this Lease, in connection with the Pre-Base Rent  Commencement
     Date Period: (a) Tenant shall have no obligation  pursuant to this Lease to
     pay to Landlord  for the  Premises  any  payments of Base Rent;  (b) Tenant
     shall have no obligation  pursuant to this Lease to pay to Landlord for the
     Premises any  payments as Tenant's  Share of  Operating  Expenses;  and (c)
     Except to the  limited  extent  set forth in Section  15.19 of this  Lease,
     Tenant shall have no right to enter upon, use or occupy the Premises.

     2. Common Areas.  "Common Areas" are all areas and  facilities  outside the
Premises  and within the exterior  boundary  line of the  Commercial  Center and
interior  utility  raceways within the Premises that are provided and designated
by the Landlord from time to time for the general non-exclusive use of Landlord,
Tenant  and  other  tenants  of  the  Commercial  Center  and  their  respective
employees,  suppliers,  shippers,  tenants,  contractors and invitees.  Landlord
shall have the  exclusive  control and  management of the Common Areas and shall
have the right,  from time to time,  to  establish,  modify,  amend and  enforce
reasonable Rules and Regulations with respect thereto in accordance with Section
15.12 of this Lease. Landlord hereby grants to Tenant, for the benefit of Tenant
and  its  agents,  employees,  suppliers,  shippers,   contractors,   customers,
licensees  and invitees,  during the Term,  the  non-exclusive  right to use, in
common with others  entitled  to such use,  the Common  Areas as they exist from
time to time, subject to any rights, powers, and privileges reserved by Landlord
under the terms  hereof  or under  the  terms of any  rules and  regulations  or
covenants,  conditions  and  restrictions  governing  the use of the  Commercial
Center. Landlord shall have the right, in Landlord's sole discretion,  from time
to time: (a) To make changes to the Common Areas, including, without limitation,
changes  in the  locations,  size,  shape and  number of  driveways,  entrances,
parking spaces,  parking areas,  loading and unloading areas,  ingress,  egress,
direction of traffic,  landscaped areas,  walkways and utility raceways;  (b) To
close  temporarily any of the Common Areas for  maintenance  purposes so long as
reasonable access to the Premises remains available; (c) To designate other land
outside the  boundaries of the Property to be used by tenants of the  Commercial
Center  as a part of the  Common  Areas;  (d) To add  additional  buildings  and
improvements  to the Common Areas;  (e) To use the Common Areas while engaged in
making additional improvements,  repairs or alterations to the Commercial Center
or any portion thereof;  and (f) To do and perform such other acts and make such
other  changes  in, to or with  respect to the Common  Areas and the  Commercial
Center as Landlord may, in the exercise of sound business  judgment,  deem to be
appropriate.  In  connection  with any exercise by Landlord of any of the rights
reserved to Landlord pursuant to Section 2 of this Lease, Landlord shall use its
commercially  reasonable  efforts,  except in the event of an Emergency  (herein
defined),  (i) to minimize any undue disruption to or interference  with the use
of the Premises by Tenant for the uses  permitted  pursuant to this Lease and in
accordance  with the terms and conditions of this Lease,  and (ii) to provide an
alternate  means of ingress  and egress  from the  Premises to one of the public
roadways abutting the Property in the event that all of the routes of ingress or
egress from the Premises to public roadways abutting the Property existing as of
the Date of Lease are  blocked or  rendered  unavailable.  For  purposes of this
Lease,  "Emergency"  means  any  condition  or  circumstance  pertaining  to the
Property that, in the sole but reasonable  judgment of Landlord,  constitutes an
emergency or a condition or circumstance  involving  imminent danger to property
or to the health or safety of persons.

     3. Delay in Possession.  If for any reason  Landlord  cannot  Substantially
Complete  (herein  defined) the  Landlord's  Work  (herein  defined) and deliver
possession of the Premises to Tenant by the Base Rent  Commencement Date (as set
forth in  Section  1.10 of this  Lease),  Landlord  shall not be  subject to any
liability therefor,  nor shall such failure affect the validity of this Lease or
the obligations of Tenant  hereunder.  In such case, Tenant shall not, except as
otherwise  provided  herein,  be  obligated  to pay Rent or  perform  any  other
obligation  of Tenant  under the terms of this  Lease  until  Landlord  delivers
possession  of the Premises to Tenant  following  Substantial  Completion of the
Landlord's  Work.  If  possession  of the  Premises is not  delivered  to Tenant
following Substantial Completion of the Landlord's Work within 60 days after the
Base Rent  Commencement  Date (as set forth in Section  1.10 of this  Lease) and
such delay is not due to Tenant's acts,  failure to act or omissions  Tenant may
by notice in  writing  to  Landlord  within 10 days after the end of said 60 day
period cancel this Lease, whereupon Landlord shall promptly return to Tenant all
monies theretofore paid by Tenant to Landlord on account of the Security Deposit
or any  advance  payments  of Base Rent,  and  thereupon  the  Parties  shall be
discharged from all obligations  hereunder.  If such written notice of Tenant is
not  received by Landlord  within said 10 day period,  Tenant's  right to cancel
this Lease shall terminate.

     4. Rent.

         4.1.  Base  Rent.  Tenant  shall  pay to  Landlord  Base Rent and other
     monetary  obligations  of Tenant to Landlord  under the terms of this Lease
     (all such other monetary  obligations are herein referred to as "Additional
     Rent") in lawful money of the United  States,  without offset or deduction,
     in advance on or before the 1st day of each month. Base Rent and Additional
     Rent for any  period  during the Term which is for less than one full month
     shall  be  prorated  based  upon the  actual  number  of days of the  month
     involved.  Payment  of Base  Rent  and  Additional  Rent  shall  be made to
     Landlord at its address  stated  herein or to such other persons or at such
     other  addresses as Landlord may from time to time  designate in writing to
     Tenant.  Base Rent and  Additional  Rent are  collectively  referred  to as
     "Rent".  All monetary  obligations of Tenant to Landlord under the terms of
     this Lease are deemed to be Rent.

                                       7
<PAGE>

         4.2. Operating Expenses.  Commencing on the Base Rent Commencement Date
     Tenant  shall pay to  Landlord,  on the 1st day of each month  during  that
     portion of the original Term commencing on the Base Rent Commencement Date,
     and in addition to the Base Rent,  Tenant's Share of all Operating Expenses
     in accordance with the following provisions:

         (a) "Operating Expenses" are all costs incurred by Landlord relating to
the  ownership  and  operation  of the  Commercial  Center,  including,  without
limitation,   the  following:  (i)  The  operation,   repair,   maintenance  and
replacement  in neat,  clean,  good order and  condition  of the  Common  Areas,
including  parking areas,  loading and unloading areas,  trash areas,  roadways,
sidewalks,  walkways, parkways, driveways,  landscaped areas, striping, bumpers,
irrigation systems,  drainage systems,  lighting  facilities,  fences and gates,
exterior signs and tenant directories;  (ii) Water, gas, electricity,  telephone
and  other  utilities   servicing  the  Common  Areas;   (iii)  Trash  disposal,
janitorial,  snow removal,  property management and security services; (iv) Real
Property  Taxes (as defined in Section 10 of this  Lease);  (v) Premiums for the
insurance  policies  maintained by Landlord under Section 8 of this Lease;  (vi)
Environmental  monitoring and insurance programs;  (vii) Monthly amortization of
Includable  Capital  Expenditures  (herein  defined) to the Common Areas and the
Building (the monthly  amortization of any such Includable  Capital  Expenditure
shall  be the sum of (A) the  quotient  obtained  by  dividing  the  cost of the
Includable  Capital  Expenditure  by the number of months of useful life of such
Includable  Capital  Expenditure,  as determined in  accordance  with  generally
accepted accounting  principles,  consistently applied, plus (B) an amount equal
to the cost of such Includable  Capital  Expenditure times 1/12 of the lesser of
12.00% or the maximum annual interest rate permitted by law); (viii) Maintenance
of the Building including, but not limited to, painting, caulking and repair and
replacement of Building components, including, but not limited to, elevators and
fire  detection  and  sprinkler  systems;  (ix) Costs  incurred  by  Landlord in
connection with the Roof Maintenance  Contract (as defined in Section 7.2 (b) of
this  Lease);  and (x) If Tenant  fails to maintain  the  Premises,  any expense
incurred by Landlord for such  maintenance.  The inclusion of the  improvements,
facilities  and services set forth in Section  4.2(a) of this Lease shall not be
deemed to impose any obligation  upon Landlord to either have said  improvements
or  facilities  or to  provide  those  services.  To the extent  Landlord  shall
determine,  in its sole but  reasonable  discretion,  that any of the  Operating
Expenses  shall  have been  incurred  solely for the  benefit  of: (A) Tenant or
otherwise  solely or  substantially as a result of Tenant's use of the Premises,
Landlord shall require that such  Operating  Expenses be borne solely by Tenant;
or (B) solely  for a tenant or  occupant  of the  Commercial  Center  other than
Tenant,  Landlord shall require that such Operating  Expenses be borne solely by
such  tenant or occupant  other than  Tenant.  Landlord  shall not include as an
Operating Expense any costs or expenses incurred by Landlord in connection with:
(I) any Non-Roof Maintenance Contract Roof Work (as defined in Section 7.2(a) of
this Lease); and (II) any capital expenditures, as determined in accordance with
generally  accepted  accounting  principles,  consistently  applied,  other than
Includable Capital Expenditures. For purposes of this Lease, "Includable Capital
Expenditure" means any cost or expense  constituting a capital  expenditure,  as
determined  pursuant to generally accepted accounting  principles,  consistently
applied,  that is incurred by Landlord in  connection  with its operation of the
Commercial  Center for the purpose of improving the operation and/or  efficiency
of the Building or the Commercial  Center or to reduce Operating  Expenses on an
overall basis.

         (b)  Tenant  shall pay  monthly  in advance on the same day as the Base
Rent is due  Tenant's  Share of  Operating  Expenses,  as estimated by Landlord.
Tenant's Share of Operating Expenses,  as estimated by Landlord to be applicable
as of the Base  Rent  Commencement  Date,  is set forth in  Section  1.9 of this
Lease.  Landlord  shall deliver to Tenant within 90 days after the expiration of
each calendar year a reasonably detailed statement showing Tenant's Share of the
actual  Operating  Expenses  incurred  during the  preceding  year.  If Tenant's
estimated  payments under Section 4.2(b) of this Lease during the preceding year
exceed Tenant's Share as indicated on said  statement,  Tenant shall be credited
the amount of such overpayment against Tenant's Share of Operating Expenses next
becoming due. If Tenant's  estimated payments under Section 4.2(b) of this Lease
during said  preceding  year were less than Tenant's  Share as indicated on said
statement,  Tenant shall pay to Landlord the amount of the deficiency  within 30
days after  delivery by Landlord to Tenant of said  statement.  At any time (but
not more than one time in any calendar year falling  wholly or partially  within
the Term)  Landlord  may adjust the amount of the  estimated  Tenant's  Share of
Operating Expenses to reflect Landlord's estimate of such expenses for the year.

         (c) As  used  in  Section  4.2(c)  of  this  Lease,  "Capped  Operating
Expenses"  means those  Operating  Expenses that are, in the sole but reasonable
opinion of Landlord, specifically under Landlord's control (being, specifically,
real property  management fees and the Operating  Expenses  described in Section
4.2(a)(i)  and  Section  4.2(a)(viii)  of this  Lease) and shall not include any
Operating Expenses that are not, in the sole but reasonable opinion of Landlord,
under  Landlord's  control (such as, for example,  Real Property Taxes,  utility
charges, snow removal costs, and costs of insurance).  As used in Section 4.2(c)
of this Lease,  "Base Costs" means Tenant's Share of Capped  Operating  Expenses
for calendar year 2008, as determined pursuant to final reconciliation of actual
Capped  Operating  Expenses for such calendar year; and "Cap Amount" means,  for
any calendar year, the maximum amount  required to be paid by Tenant as Tenant's
Share of Capped Operating  Expenses pursuant to the provisions of Section 4.2(c)
of this Lease. If the Base Rent  Commencement  Date shall occur in calendar year
2008 on a date that is other than January 1, 2008,  then and in such event,  and
for purposes of Section  4.2(c) of this Lease,  "Base Costs" shall mean Tenant's
Share of Capped  Operating  Expenses  for  calendar  year  2008,  determined  as
aforesaid,  assuming the Base Rent  Commencement Date had occurred on January 1,
2008. For calendar year 2009,  Tenant shall not be required to pay that portion,
if any,  of the actual  Tenant's  Share of Capped  Operating  Expenses  for such

                                       8
<PAGE>

calendar  year which  exceeds  105.00% of the Base Costs amount  (105.00% of the
Base Costs amount being the Cap Amount  applicable  for the calendar year 2009).
For each calendar year subsequent to the calendar year 2009, Tenant shall not be
required to pay that  portion,  if any, of the actual  Tenant's  Share of Capped
Operating  Expenses  for such  calendar  year which  exceeds  105.00% of the Cap
Amount applicable for the immediately  preceding calendar year.  Notwithstanding
the  foregoing,  to the  extent the actual  Tenant's  Share of Capped  Operating
Expenses  for any  calendar  year  exceeds  the Cap Amount  applicable  for such
calendar year (an  "Excess"),  such Excess shall be recoverable by Landlord from
Tenant to the extent the actual Tenant's Share of Capped Operating  Expenses for
any one or more calendar  years is less than the Cap Amount  applicable  for any
such one or more  calendar  years.  The  amount  of any  Excess  recoverable  by
Landlord  pursuant to Section  4.2(c) of this Lease shall be payable to Landlord
within  30 days  following  determination  from  time to  time,  based  on final
reconciliation  of actual Capped  Operating  Costs for any calendar  year,  that
Landlord is entitled to recovery of any portion of such Excess.

         (d) In the event that Tenant shall dispute the amounts set forth in any
of Landlord's statements regarding actual Operating Expenses,  Tenant shall have
the right,  not later than 90 days following the receipt of any such  statement,
to review  Landlord's  books and  records  with  respect  to the  period of time
covered by such  statement.  Any such review by Tenant shall occur upon not less
than 10 days' prior  notice to  Landlord at the place of business of  Landlord's
property  manager or the actual  location of  Landlord's  books and records,  if
different  than the office of  Landlord's  property  manager,  during the normal
business hours of Landlord or such property manager. If Tenant shall not request
a review of any such  statement in accordance  with the preceding  provisions of
this  paragraph  within 90 days  following the receipt of Landlord's  statement,
such statement shall be deemed to be conclusively binding upon Tenant.

         (e)  Notwithstanding  anything to the contrary  set forth  elsewhere in
this Lease,  Tenant shall have no obligation to pay to Landlord pursuant to this
Lease any  payments  on account of Tenant's  Share of  Operating  Expenses  with
respect  to that  period  of  time  commencing  on the  1st day of the 1st  full
calendar month occurring  during that portion of the original Term commencing on
the  Base  Rent  Commencement  Date and  ending  on the last day of the 4th full
calendar month occurring  during that portion of the original Term commencing on
the Base Rent  Commencement  Date.  The terms and  conditions of Section 4(e) of
this Lease shall not apply to any Renewal Term becoming  effective in accordance
with the terms and conditions of Section 15.18 of this Lease.

     5.  Security  Deposit.  Tenant shall  deposit with  Landlord  upon Tenant's
execution  hereof the Security Deposit set forth in Section 1.5 of this Lease as
security for Tenant's  faithful  performance of Tenant's  obligations under this
Lease. If Tenant fails to pay Base Rent or Additional Rent or otherwise defaults
under this Lease (as defined in Section  13.1 of this  Lease),  Landlord may use
the Security  Deposit for the payment of any amount due Landlord or to reimburse
or  compensate  Landlord  for any  liability,  cost,  expense,  loss  or  damage
(including  attorney's  fees)  which  Landlord  may  suffer  or incur by  reason
thereof. Tenant shall on demand pay Landlord the amount so used or applied so as
to restore the  Security  Deposit to the amount set forth in Section 1.5 of this
Lease.  Landlord  shall not be required to keep all or any part of the  Security
Deposit  separate from its general  accounts.  Landlord shall, not later than 60
days after the Expiration  Date or any earlier date as of which this Lease shall
terminate  and after  Tenant has  vacated  the  Premises,  return to Tenant that
portion of the Security Deposit not used or applied by Landlord.  No part of the
Security  Deposit shall be considered to be held in trust, to bear interest,  or
to be prepayment for any monies to be paid by Tenant under this Lease.

     6. Use.

         6.1. Hazardous Substances.

         (a) Reportable Uses Requires Consent. The term "Hazardous Substance" as
used in this Lease  shall mean any  product,  substance,  chemical,  material or
waste whose  presence,  nature,  quantity  and/or  intensity of existence,  use,
manufacture,  disposal,  transportation,  spill,  release or  effect,  either by
itself or in combination with other materials expected to be on the Premises, is
either: (i) potentially  injurious to the public health,  safety or welfare, the
environment  or the Premises;  (ii)  regulated or monitored by any  governmental
authority;  or  (iii)  a  basis  for  potential  liability  of  Landlord  to any
governmental  agency or third party under any  applicable  statute or common law
theory.  Hazardous Substance shall include, but not be limited to, hydrocarbons,
petroleum,  gasoline,  crude oil or any products or by-products thereof, and any
other hazardous or toxic substances,  materials, wastes, pollutants and the like
which are defined as such in (or regulated by) any  applicable  local,  state or
federal law, any other federal,  state,  local or foreign law or ordinance which
is presently in effect or hereafter  enacted relating to environmental  matters,
any rules and regulations  promulgated  under any of the foregoing,  and any and
all amendments to the  foregoing.  Tenant shall not engage in any activity in or
about the Premises which  constitutes a Reportable Use (as hereinafter  defined)
of Hazardous  Substances  without the express prior written  consent of Landlord
and  compliance  in a timely manner (at Tenant's sole cost and expense) with all
Applicable  Requirements (as defined in Section 6.2 of this Lease).  "Reportable
Use" shall mean (A) the installation or use of any above or below ground storage
tank, (B) the generation,  possession, storage, use, transportation, or disposal
of a Hazardous Substance that requires a permit from, or with respect to which a
report, notice,  registration or business plan is required to be filed with, any
governmental  authority,  and (C) the presence in, on or about the Premises of a
Hazardous  Substance with respect to which any Applicable  Requirements  require
that a notice  be  given to  persons  entering  or  occupying  the  Premises  or
neighboring  properties.  Notwithstanding  the  foregoing,  Tenant may,  without
Landlord's prior consent, but upon notice to Landlord and in compliance with all

                                       9
<PAGE>

Applicable  Requirements,  use any ordinary and customary  materials  reasonably
required to be used by Tenant in the normal course of the Permitted Use, so long
as such  use is not a  Reportable  Use and  does  not  expose  the  Premises  or
neighboring  properties to any  meaningful  risk of  contamination  or damage or
expose  Landlord to any  liability  therefor.  In  addition,  Landlord  may (but
without any  obligation to do so) condition its consent to any Reportable Use of
any Hazardous  Substance by Tenant upon Tenant's giving Landlord such additional
assurances as Landlord, in its reasonable discretion, deems necessary to protect
itself,   the  public,   the  Premises  and  the  environment   against  damage,
contamination or injury and/or liability  therefor,  including,  but not limited
to, the  installation  (and,  at Landlord's  option,  removal on or before Lease
expiration  or  earlier   termination)   of  reasonably   necessary   protective
modifications to the Premises (such as concrete  encasements) and/or the deposit
of an additional Security Deposit.

         (b) Duty to Inform  Landlord.  If Tenant knows, or has reasonable cause
to  believe,  that a  Hazardous  Substance  is  located  in,  under or about the
Premises or the Building,  Tenant shall immediately give Landlord written notice
thereof,  together with a copy of any statement,  report, notice,  registration,
application,  permit, business plan, license, claim, action, or proceeding given
to, or received from, any governmental authority or private party concerning the
presence,  spill,  release,   discharge  of,  or  exposure  to,  such  Hazardous
Substance.  Tenant  shall not  cause or permit  any  Hazardous  Substance  to be
spilled or released  in, on,  under or about the  Premises  (including,  without
limitation, through the plumbing or sanitary sewer system).

         (c)  Indemnification.  Tenant shall  indemnify,  defend  (with  counsel
satisfactory  to  Landlord),  protect  and hold  harmless  Landlord,  Landlord's
affiliates, Lenders (herein defined), and the officers, directors, shareholders,
partners,  employees,  managers,  independent contractors,  attorneys and agents
(including,  without limitation,  any property manager employed by Landlord from
time to time with respect to the  operation by Landlord of the  Property) of the
foregoing  (collectively,  the "Landlord  Entities") and the Premises,  harmless
from and against any and all damages,  liabilities,  judgments,  costs,  claims,
liens, expenses, penalties, loss of permits and attorneys' and consultants' fees
arising out of or involving any Hazardous Substance brought onto the Premises by
or for Tenant or by any of Tenant's employees,  agents, contractors or invitees.
Tenant's  obligations under Section 6.1(c) of this Lease shall include,  but not
be limited to, the effects of any contamination or injury to person, property or
the  environment  created or suffered by Tenant,  and the cost of  investigation
(including consultants' and attorneys' fees and testing), removal,  remediation,
restoration and/or abatement thereof, or of any contamination  therein involved.
Tenant's  obligations  under  Section  6.1(c) of this Lease  shall  survive  the
expiration or earlier termination of this Lease.

         (d) Agreement by Landlord. Nothing set forth in Section 6 of this Lease
shall be construed so as to obligate Tenant to be responsible for the removal or
remediation of any Hazardous Substances brought to, used, handled, manufactured,
generated,  or disposed of at, on or about the Property at any time on or before
the Date of Lease by (i) Landlord or any predecessor of Landlord as owner of the
Property, or (ii) any person or party that use or occupied the Premises prior to
the Date of Lease  except to the  extent,  if any,  Tenant or any of the agents,
employees  or  contractors  of  Tenant  shall  in any way  exacerbate  any  such
pre-existing Hazardous Substances.

         6.2. Compliance with Requirements.  Tenant shall, at Tenant's sole cost
     and expense,  fully,  diligently  and in a timely  manner,  comply with all
     "Applicable  Requirements,"  which  term is used in this  Lease to mean all
     laws, rules, regulations,  ordinances, directives, covenants, easements and
     restrictions of record,  permits,  the  requirements of any applicable fire
     insurance   underwriter  or  rating  bureau,  and  the  recommendations  of
     Landlord's  engineers  and/or  consultants,  relating  in any manner to the
     Premises  (including,  but  not  limited  to,  matters  pertaining  to  (a)
     industrial hygiene, (b) environmental conditions on, in, under or about the
     Premises,  including  soil  and  groundwater  conditions,  and (c) the use,
     generation, manufacture,  production,  installation,  maintenance, removal,
     transportation,  storage, spill or release of any Hazardous Substance), now
     in effect or which may hereafter come into effect.  Tenant shall,  within 5
     days after receipt of Landlord's  written  request,  provide  Landlord with
     copies of all documents and information evidencing Tenant's compliance with
     any  Applicable  Requirements  and shall  immediately  upon receipt  notify
     Landlord  in  writing  (with  copies  of  any  documents  involved)  of any
     threatened or actual claim, notice, citation,  warning, complaint or report
     pertaining to or involving failure by Tenant or the Premises to comply with
     any Applicable Requirements.  At Landlord's sole cost and expense, Landlord
     shall fully,  diligently  and in a timely manner comply with all Applicable
     Requirements governing to the operation of the Property by Landlord.

         6.3.  Inspection;  Compliance with Law. Landlord and the holders of any
     mortgages,  deeds of trust or ground leases on the Premises  (collectively,
     "Lenders")  shall  have the  right to enter  the  Premises  at any time and
     without any  obligation to give any advance  notice of any kind in the case
     of an Emergency,  and otherwise  during  normal  business  hours of Tenant,
     after giving not less than 24 hours' oral or written notice to Tenant,  for
     the purposes of inspecting  the condition of the Premises and for verifying
     compliance  by Tenant  with this  Lease  and all  Applicable  Requirements.
     Landlord  shall  be  entitled  to  employ  experts  and/or  consultants  in
     connection   therewith  to  advise   Landlord   with  respect  to  Tenant's
     installation,  operation, use, monitoring,  maintenance,  or removal of any
     Hazardous  Substance on or from the Premises.  The cost and expenses of any
     such  inspections  shall  be paid by the  party  requesting  same  unless a
     violation  of  Applicable   Requirements  exists  or  is  imminent  or  the
     inspection  is requested or ordered by a  governmental  authority.  In such
     case, Tenant shall upon request reimburse Landlord or Landlord's Lender, as
     the case may be, for the costs and expenses of such inspections.

                                       10
<PAGE>

     7. Maintenance, Repairs, Trade Fixtures and Alterations.

         7.1. Tenant's Obligations.

         (a) Subject to the  provisions  of Section 7.2 of this Lease  (entitled
"Landlord's  Obligations"),  Section  9  of  this  Lease  (entitled  "Damage  or
Destruction")  and Section 14 of this Lease  (entitled  "Condemnation"),  Tenant
shall, at Tenant's sole cost and expense and at all times, keep the Premises and
every part  thereof in good  order,  condition  and repair  (whether or not such
portion of the Premises  requiring  repair,  or the means of repairing the same,
are  reasonable or readily  accessible to Tenant and whether or not the need for
such repairs  occurs as a result of Tenant's use, any prior use, the elements or
the age of  such  portion  of the  Premises)  including,  without  limiting  the
generality of the foregoing,  all equipment or facilities  specifically  serving
the  Premises,  such  as  plumbing,  heating,  air  conditioning,   ventilating,
electrical,  lighting  facilities,  boilers,  fired or unfired pressure vessels,
fire hose connectors if within the Premises,  fixtures, interior walls, interior
surfaces of exterior walls, ceilings,  floors,  windows, doors, plate glass, and
skylights  (if any),  but excluding  any items which are the  responsibility  of
Landlord pursuant to Section 7.2 of this Lease.  Tenant hereby acknowledges that
the heating,  ventilating  and/or air  conditioning  system serving the Premises
consists  of a  heating,  ventilating  and/or  air  conditioning  system  and/or
heating,  ventilating and/or air conditioning units (which may be located on the
rooftop of the  Building)  that serve the Premises and no other  portions of the
Building.  Tenant's  obligations  pursuant  to Section  7.1 of this Lease  shall
include restorations, replacements or renewals, as and when necessary during the
Term, to keep the Premises,  all improvements thereon or a part thereof, and all
machinery,  equipment  and systems  being a part thereof or serving the Premises
(including, without limitation, the heating, ventilating and/or air conditioning
system and/or the heating, ventilating and/or air conditioning units serving the
Premises  (whether  located within the Building or on the roof of the Building))
in good order, condition and state of repair.

         (b)  At  all  times  during  the  Term  on  and  after  the  Base  Rent
Commencement  Date Landlord shall cause to be effective a service  contract (the
"HVAC  Service  Contract")  entered  into between  Landlord  and an  independent
contractor  selected  by Landlord  covering  the repair and  maintenance  of the
heating,   ventilating  and/or  air  conditioning  system  and/or  the  heating,
ventilating and/or air conditioning units serving the Premises.  The fees, costs
and  expenses  paid by Landlord to the  contractor  pursuant to the HVAC Service
Contract shall be paid by Landlord;  provided,  however,  Tenant shall reimburse
Landlord for all of such fees,  costs and expenses  from time to time during the
Term not later than 30 days  after  written  demand  shall be made  therefor  by
Landlord of Tenant.  Any written  demand for  reimbursement  made by Landlord of
Tenant in accordance with the terms and conditions of the preceding  sentence of
this  paragraph  shall be  accompanied  by copies of invoices or other  evidence
satisfactory  to Tenant  showing  Landlord to have incurred the fees,  costs and
expenses  in  question.  At all times  during  the Term  Landlord  shall  employ
commercially  reasonable means to ensure  compliance by the contractor under the
HVAC Service Contract with its obligations under the HVAC Service  Contract.  At
the option of Landlord,  Tenant shall pay to Landlord, as Additional Rent at the
times that monthly  installments  of Base Rent are payable by Tenant to Landlord
pursuant to this Lease,  a monthly sum  estimated by  Landlord,  in its sole but
reasonable judgment, to cover the fees, costs and expenses likely to be incurred
by Landlord with respect to the services  provided  pursuant to the HVAC Service
Contract.  If Landlord shall collect  monthly  estimated  amounts from Tenant in
accordance  with the terms and  conditions  of the  preceding  sentence  of this
paragraph,  then and in such  event,  from time to time during the Term (but not
less than annually) Landlord shall provide to Tenant a written reconciliation of
the actual  fees,  costs and  expenses  incurred  by Landlord in such regard and
Tenant shall pay to Landlord any amounts due and owing to Landlord for the fees,
costs and expenses  incurred by Landlord for such services that are in excess of
the  estimated  monthly  amounts  theretofore  paid by Tenant to  Landlord  with
respect to the time periods in question.  Tenant  hereby  acknowledges  that the
terms of the HVAC  Service  Contract  shall  not cover  the  replacement  of the
heating,  ventilating and/or air conditioning  system and/or any of the heating,
ventilating  and/or  air  conditioning  units  serving  the  Premises  in  their
entireties or any replacement of major components (such as compressors) thereof.

         (c) For purposes of this Lease,  "Janitorial Services" means janitorial
cleaning  services  with  respect to the  interior  of the  Premises on weekdays
(other than federal,  state or local holidays) meeting the requirements for such
janitorial services adopted by Landlord from time to time with respect to spaces
within the Building demised to third party tenants.  For purposes of this Lease,
"Janitorial   Services  Expenses"  means  all  costs  incurred  by  Landlord  in
connection  with the provision of Janitorial  Services to the Premises  together
with a reasonable  management fee to Landlord therefor.  At all times during the
Term on and  after  the Base  Rent  Commencement  Date  Landlord  shall  provide
Janitorial  Services to the Premises.  The Janitorial Services Expenses shall be
paid by Landlord;  provided, however, Tenant shall reimburse Landlord for all of
such fees,  costs and expenses  from time to time during the Term not later than
30 days after written  demand shall be made therefor by Landlord of Tenant.  Any
written demand for  reimbursement  made by Landlord of Tenant in accordance with
the terms and conditions of the preceding  sentence of this  paragraph  shall be
accompanied  by copies of  invoices  or other  evidence  satisfactory  to Tenant
showing  Landlord to have  incurred the  Janitorial  Services  Expenses.  At the
option of  Landlord,  Tenant shall pay to Landlord,  as  Additional  Rent at the
times that monthly  installments  of Base Rent are payable by Tenant to Landlord
pursuant to this Lease,  a monthly sum  estimated by  Landlord,  in its sole but
reasonable  judgment,  to cover the Janitorial  Services  Expenses.  If Landlord
shall collect monthly estimated amounts from Tenant in accordance with the terms
and  conditions of the preceding  sentence of this  paragraph,  then and in such
event,  from time to time during the Term (but not less than annually)  Landlord
shall  provide  to  Tenant a written  reconciliation  of the  actual  Janitorial
Services  Expenses  incurred by Landlord in such regard and Tenant  shall pay to
Landlord any amounts due and owing to Landlord for Janitorial  Services Expenses

                                       11
<PAGE>

incurred  by  Landlord  that are in  excess  of the  estimated  monthly  amounts
theretofore  paid by Tenant to  Landlord  with  respect  to the time  periods in
question.  Notwithstanding  anything  to the  contrary  set forth  elsewhere  in
Section  7.1(c) of this Lease,  Tenant  shall have the right,  at Tenant's  sole
option,  to be exercised by giving not less than 45 days' advance notice thereof
to Landlord,  to perform all  Janitorial  Services for itself,  at Tenant's sole
cost and  expense,  by means of the  employment  of third party  contractors  or
otherwise, whereupon on and as of that date which is the 46th day after the date
of any  such  notice  given  by  Tenant  to  Landlord,  Landlord  shall  have no
obligation  pursuant  to this Lease to provide any such  Janitorial  Services to
Tenant. In the event that in accordance with the immediately  preceding sentence
of this paragraph Tenant shall elect to provide  Janitorial  Services for itself
and  Landlord  shall no longer  have any  obligation  pursuant  to this Lease to
provide  any  Janitorial  Services to Tenant,  then and in such event,  from and
after that date which is the 46th day after the date of such  notice from Tenant
to Landlord,  Tenant shall cause Janitorial Services to be provided with respect
to the  interior  of the  Premises  on a regular  basis so that  interior of the
Premises shall be at all times clean, neat and free of debris.

         7.2. Landlord's Obligations.

         (a)  Subject to the  provisions  of  Section 6 of this Lease  (entitled
"Use"), Section 7.1 of this Lease (entitled "Tenant's  Obligations"),  Section 9
of this Lease (entitled  "Damage or  Destruction")  and Section 14 of this Lease
(entitled  "Condemnation"),   Landlord,  at  its  expense  and  not  subject  to
reimbursement  pursuant  to Section  4.2 of this  Lease,  (i) shall keep in good
order,  condition and repair the  foundations and exterior walls of the Building
and utility  systems  outside the Building,  and (ii) shall perform all Non-Roof
Maintenance  Contract Roof Work (herein defined) becoming necessary from time to
time during the Term.  Subject to reimbursement in accordance with the terms and
conditions of Section 4.2 of this Lease, Landlord shall keep the Common Areas in
good  order,  condition  and  repair.  For  purposes  of this  Lease,  "Non-Roof
Maintenance  Contract Roof Work" means any repair or  replacement of the roof of
the Building (including,  without limitation, any replacement of the entirety of
the roof of the Building) becoming necessary to be made with respect to the roof
of the Building  from time to time during the Term that is not covered under the
terms and  conditions  of the Roof  Maintenance  Contract (as defined in Section
7.2(b) of this Lease).

         (b)  At  all  times  during  the  Term  on  and  after  the  Base  Rent
Commencement  Date  Landlord  shall  cause to be  effective  a service  contract
covering  the  repair and  maintenance  of the roof of the  Building  (the "Roof
Maintenance   Contract")  entered  into  between  Landlord  and  an  independent
contractor selected by Landlord. The terms, conditions, and scope of coverage of
the Roof  Maintenance  Contract  shall be determined by Landlord,  in Landlord's
sole but reasonable  judgment.  The fees, costs and expenses paid by Landlord to
the  contractor  pursuant  to the  Roof  Maintenance  Contract  shall be paid by
Landlord  subject to  reimbursement  by Tenant in accordance with Section 4.2 of
this Lease as an Operating Expense.  At all times during the Term Landlord shall
employ  commercially  reasonable  means to ensure  compliance by the  contractor
under  the  Roof  Maintenance  Contract  with  its  obligations  under  the Roof
Maintenance Contract.  Landlord and Tenant hereby agree any repair,  replacement
or  maintenance  that may at any time  during the Term be required to be made to
the roof of the Building in  accordance  with the terms and  conditions  of this
Lease,  other than if due to the willful act or  negligence  of Tenant or any of
the agents,  employees or contractors or Tenant,  shall be performed  either (i)
pursuant to the terms and conditions of the Roof Maintenance Contract or (ii) by
Landlord as work being a part of the Non-Roof Maintenance Contract Roof Work.

         7.3.  Alterations;  Surrender/Restoration.  Tenant  shall  not make nor
     cause to be made any alterations,  installations in, on, under or about the
     Premises without first having obtained the prior written consent thereto of
     Landlord (which prior written  consent of Landlord,  except has hereinafter
     provided,  shall not be  unreasonably  withheld,  conditioned or delayed by
     Landlord);  provided,  however,  that  Landlord  shall have the  right,  in
     Landlord's  sole and absolute  discretion,  to withhold  its prior  written
     consent if Landlord,  in Landlord's  sole but  reasonable  judgment,  shall
     determine that any of the alterations or  installations  proposed by Tenant
     to be made in, on, under or about the Premises shall  adversely  affect the
     structural  integrity of the  Building or any of the heating,  ventilating,
     air  conditioning,  plumbing,  electrical,  fire and life safety,  or other
     mechanical  systems  serving  the  Property.  Tenant  shall  surrender  the
     Premises by the end of the last day of the Term or any earlier  termination
     date of this  Lease,  (a) clean and free of debris,  (b) in good  operating
     order,  condition  and  state  of  repair,  and (c)  otherwise  in the same
     condition as delivered by Landlord to Tenant on the Base Rent  Commencement
     Date or the date of any  earlier  possession  of the  Premises by Tenant in
     accordance with the terms and conditions of this Lease, reasonable wear and
     tear excepted.  In  furtherance  of the foregoing and without  limiting the
     generality  thereof,  on or before the last day of the Term or any  earlier
     termination  date of this Lease, at Tenant's sole cost and expense,  Tenant
     shall (i) remove from the  Premises all of Tenant's  personal  property and
     trade fixtures,  (ii) except to the extent specified to the contrary in any
     written  agreement  made  between  Landlord  and  Tenant,  remove  from the
     Premises all alterations and improvements to the Premises,  if any, made by
     Tenant, (iii) remove from the Premises all floor bolts, patch all floors of
     the  Premises,  and cause all lights  serving  the  Premises  to be in good
     operating condition, (iv) deliver to Landlord all keys to the Premises then
     in the possession of Tenant,  and (v) take all actions  necessary to ensure
     that the Premises shall be surrendered by Tenant to Landlord in a condition
     consistent  in all respects  with the  requirements  set forth in Exhibit C
     attached to and hereby made a part of this Lease. In the event that for any
     reason  whatsoever Tenant shall fail to remove on or before the last day of
     the Term or any earlier  termination date of this Lease all of the personal
     property,  trade fixtures and  alterations and  improvements of Tenant,  as
     required  in  accordance  with the terms and  conditions  of the  preceding
     provisions of Section 7.3 of this Lease,  then and in such event, as of the
     1st day after the last day of the Term or any earlier  termination  date of
     this Lease,  all such personal  property,  trade fixtures,  alterations and
     improvements  of  Tenant  shall be deemed  to have  been  abandoned  in all

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<PAGE>

     respects by Tenant and Landlord  shall have the right,  in Landlord's  sole
     and  absolute  discretion,  to retain any or all of the same as  Landlord's
     property or dispose of any or all of the same,  at  Tenant's  sole cost and
     expense, in any manner deemed fit or appropriate by Landlord, in Landlord's
     sole and  absolute  discretion.  In the event that in  accordance  with the
     terms and  conditions of the preceding  sentence  Landlord shall dispose of
     any or all  of  the  personal  property,  trade  fixtures,  alterations  or
     improvements  of Tenant that shall be deemed to have been so  abandoned  by
     Tenant, then and in such event, not later than 10 days after written demand
     shall be made  therefor  by  Landlord  on Tenant,  Tenant  shall  reimburse
     Landlord  for all  reasonable  costs and  expenses  incurred by Landlord in
     connection  with such  disposal,  together  with  interest  thereon  at the
     default rate  specified  in Section  13.3 of this Lease from the  effective
     date of such  abandonment  by Tenant until the date such costs and expenses
     shall be  reimbursed by Tenant to Landlord in full.  Tenant has  heretofore
     advised  Landlord  that in  connection  with its use and  operation  of the
     Premises in accordance with the terms and conditions of this Lease,  Tenant
     wishes to install  and  operate at and  within  the  Premises a  controlled
     access system (the "Controlled  Access  System").  Subject to the terms and
     conditions  of this  Lease,  Tenant  shall  have the right to  install  and
     operate the Controlled Access System at and within the Premises at any time
     or times during the Term; provided, however, that (A) the Controlled Access
     System is  installed  and  operated by Tenant,  at  Tenant's  sole cost and
     expense,  and in accordance  with all Applicable  Requirements,  and (B) at
     Tenant's  sole cost and  expense,  the  Controlled  Access  System shall be
     removed from the Premises by Tenant on or before the Expiration Date or any
     earlier date as of which this Lease shall expire and the Premises  shall be
     restored to its condition as existing prior to the  installation  by Tenant
     of the Controlled Access System.

     8. Insurance; Indemnity.

         8.1.  Tenant's  Insurance.  At its sole cost and expense,  Tenant shall
     maintain in full force and effect during the Term the  following  insurance
     coverages  insuring  against  claims which may arise from or in  connection
     with Tenant's  operation and use of the Premises:  (a)  Commercial  general
     liability insurance with minimum limits of $1,000,000.00 per occurrence and
     $3,000,000.00  general  aggregate for bodily  injury,  personal  injury and
     property damage; (b) Workers' compensation  insurance with statutory limits
     and employer's liability with a $1,000,000.00 per accident limit for bodily
     injury or disease;  (c) Automobile  liability insurance covering all owned,
     non-owned and hired  vehicles of Tenant with a  $1,000,000.00  per accident
     limit for bodily injury and property damage; (c) Property insurance against
     all risks of loss to any tenant  improvements  or betterments  and business
     personal  property on a full  replacement  cost basis with no  co-insurance
     penalty provision;  and (e) Business interruption insurance with a limit of
     liability  representing loss of at least  approximately 6 months of income.
     Tenant shall deliver to Landlord  certificates of all insurance  reflecting
     evidence of required  coverages  prior to initial  occupancy  and  annually
     thereafter.  If, in the opinion of Landlord's insurance adviser, the amount
     or scope of such coverage is deemed inadequate at any time during the Term,
     Tenant shall increase such coverage to such reasonable  amounts or scope as
     Landlord's adviser deems adequate. All insurance required under Section 8.1
     of this Lease shall: (i) be primary and non-contributory;  (ii) provide for
     severability  of  interests;  (iii) be issued by  insurers  licensed  to do
     business in the state in which the Premises are located and which are rated
     A:VII or better by Best's Key Rating  Guide;  (iv) be  endorsed  to include
     Landlord,  the property manager employed by Landlord in connection with the
     Property,  and such other  persons or entities as Landlord may from time to
     time  designate,  as  additional  insureds  (commercial  general  liability
     insurance  only);  and (v) be  endorsed  to provide at least 30 days' prior
     notification  of  cancellation  or  material  change  in  coverage  to said
     additional insureds.

         8.2. Landlord's Insurance.  At all times during the Term Landlord shall
     maintain  in full force and effect all risk hazard and  property  insurance
     and  commercial  general  liability  insurance  covering the  Property.  In
     addition,  Landlord  shall  have  the  right  (but not the  obligation)  to
     maintain in effect at any time or times during the Term with respect to the
     Property  such  other  forms  of  insurance  coverage  (including,  without
     limitation,  as to earthquakes and floods) as Landlord shall deem necessary
     and appropriate.  The amount and scope of coverage of Landlord's  insurance
     shall be determined  by Landlord  from time to time in its sole  discretion
     and shall be subject to such  deductible  amounts  as  Landlord  may elect.
     Except  with  respect  to the  insurance  coverages  described  in the  1st
     sentence  of Section 8.2 of this  Lease,  Landlord  shall have the right to
     reduce or terminate any insurance or coverage.

         8.3. Waiver of Subrogation.  To the extent permitted by law and without
     affecting  the  coverage  provided by insurance  required to be  maintained
     hereunder,  Landlord and Tenant each waive any right to recover against the
     other on account of any and all claims  Landlord or Tenant may have against
     the other with respect to property  insurance  actually carried or required
     to be carried  hereunder,  to the extent of the proceeds realized from such
     insurance  coverage.  On or before the Base Rent Commencement  Date, Tenant
     shall delivery to Landlord evidence that Tenant has given written notice of
     such waiver by Tenant to the insurance carriers providing coverage required
     to be provided by Tenant pursuant to this Lease.

         8.4. Indemnity.

         (a) Tenant shall indemnify,  defend (with counsel reasonably acceptable
to Landlord),  protect and hold harmless the Landlord  Entities from and against
all losses, liabilities, claims, damages, costs and/or expenses (including court
costs and reasonable  attorney's  fees) incurred by reason of: (i) any damage to
any property (including, but not limited to, property of any Landlord Entity) or
death or injury to any person  occurring in or about the Premises,  the Building
or the  Commercial  Center to the  extent  that such  injury or damage  shall be
caused by or arise from any act, neglect, fault or omission by or of Tenant, its
agents,  servants,  employees,  invitees,  or  visitors;  (ii)  the  conduct  or
management  of any work or  anything  whatsoever  done by Tenant on or about the

                                       13
<PAGE>

Premises or from transactions of Tenant concerning the Premises;  (iii) Tenant's
failure to comply with any and all governmental laws, ordinances and regulations
applicable to the condition or use of the Premises or its occupancy;  or (iv)any
breach or default on the part of Tenant in the  performance  of any  covenant or
agreement on the part of Tenant to be performed pursuant to this Lease.

         (b) Landlord shall indemnify,  defend, protect and hold harmless Tenant
from and against all losses, liabilities, claims, damages, costs and/or expenses
(including  court costs and reasonable  attorney's  fees) incurred by reason of:
(i) any damage to any property or death or injury to any person occurring on the
Property to the extent  that such  injury or damage  shall be caused by or arise
from any act, neglect, fault or omission by or of Landlord or any of the agents,
employees or contractors  of Landlord;  (ii) any damage to any property or death
or injury to any person  occurring  within the  Premises to the extent that such
injury or damage  shall be caused by or arise  from any act,  neglect,  fault or
omission  constituting  negligence on the part of Landlord or any of the agents,
employees or contractors of Landlord; or (iii) any breach or default on the part
of Landlord in the  performance  of any  covenant  or  agreement  on the part of
Landlord to be performed pursuant to this Lease.

         (c) The terms and conditions of Section 8.4 of this Lease shall survive
the  Expiration  Date or the date of any earlier  termination of this Lease with
respect to all claims or  liabilities  accruing  pursuant to Section 8.4 of this
Lease prior to such Expiration Date or earlier date of termination.

         8.5.  Exemption of Landlord  from  Liability.  Except if occurring as a
     result of the  negligence  or  willful  misconduct  of  Landlord  or any of
     Landlord  Entities,  to the extent  permitted by  Applicable  Requirements,
     neither Landlord, any Landlord Entities nor any of their respective agents,
     employees or  contractors  shall be liable for and Tenant waives any claims
     against Landlord and Landlord  Entities for, injury or damage to the person
     or the  property  of Tenant,  Tenant's  employees,  contractors,  invitees,
     customers or any other person in or about the Premises, the Building or the
     Commercial Center from any cause whatsoever, including, but not limited to,
     damage  or  injury  which is caused  by or  results  from (a) fire,  steam,
     electricity, gas, water or rain, or from the breakage, leakage, obstruction
     or other defects of pipes, fire sprinklers,  wires,  appliances,  plumbing,
     air conditioning or lighting fixtures or (b) the condition of the Premises,
     other portions of the Building, or the Commercial Center.  Neither Landlord
     nor any Landlord  Entity  shall be liable for any damages  arising from any
     act or  neglect of any other  tenant of  Landlord  nor from the  failure by
     Landlord to enforce  the  provisions  of any other lease in the  Commercial
     Center.  Notwithstanding the Landlord's  negligence,  gross negligence,  or
     breach of this Lease,  Landlord shall under no circumstances be liable for:
     (i) any  injury  to  Tenant's  business  or any loss of  income  or  profit
     therefrom;  (ii) any indirect,  consequential or punitive damages; or (iii)
     any damage to  property  or injury to persons  arising  from any act of God
     (such as earthquakes, hurricanes, floods, etc.).

     9. Damage or Destruction.  Tenant shall give Landlord  immediate  notice of
any  damage to the  Premises.  Subject  to the  provisions  of Section 9 of this
Lease,  if the Premises or the Building  shall be damaged to such an extent that
there is substantial  interference  for a period  exceeding 180 consecutive days
with the conduct by Tenant of its business at the Premises,  Tenant, at any time
prior to commencement of repair of the Building and following 10 days' notice to
Landlord,  may  terminate  this Lease  effective 30 days after  delivery of such
notice to Landlord.  Such termination shall not excuse the performance by Tenant
of those covenants which under the terms hereof survive termination.  Rent shall
be abated in  proportion  to the degree of  interference  during the period that
there is such substantial  interference with the conduct of Tenant's business at
the Premises.  Abatement of rent and Tenant's right of  termination  pursuant to
this provision  shall be Tenant's sole remedy for failure of Landlord to keep in
good order,  condition  and repair the  foundations  and  exterior  walls of the
Building, the roof of the Building, utility systems outside the Building and the
Common Areas.  Tenant's  termination  rights under Section 9 of this Lease shall
not apply if the damage to the Premises or the Building is the result of any act
or  omission  of  Tenant or of any of  Tenant's  agents,  employees,  customers,
invitees or contractors (collectively, "Tenant Acts"). Any damage resulting from
a Tenant Act shall be promptly repaired by Tenant.  Landlord, at its option, may
at  Tenant's  expense  repair any damage  caused by Tenant  Acts.  Tenant  shall
continue  to pay all Rent and other  sums due  hereunder  and shall be liable to
Landlord for all damages that Landlord may sustain  resulting from a Tenant Act.
Notwithstanding the foregoing:  (a) Landlord shall have the right, at Landlord's
sole option,  to be exercised  by giving  notice  thereof to Tenant on or before
that date which is 60 days after the  occurrence  of any damage to the  Building
due to fire or other  casualty,  to terminate  this Lease as of the date of such
damage if Landlord shall determine,  in Landlord's sole but reasonable judgment,
that all or  substantially  all of the  Building  shall  have been  damaged as a
result  of such fire or other  casualty;  and (b)  Except  if the  holder of any
Mortgage  (as defined in Section  15.11 of this Lease)  shall  require  that the
proceeds of insurance be applied to the repayment of the indebtedness secured by
the Mortgage rather than to the restoration of the Property,  Landlord shall use
all insurance  proceeds  received by Landlord as a result of the occurrence of a
fire or other  casualty with respect to the Building for the  restoration of the
Building in a timely and  diligent  manner.  Nothing set forth in the  preceding
terms and  conditions  of Section 9 of this Lease shall be construed to obligate
Landlord to utilize any funds other than insurance proceeds received by Landlord
as a result of the  occurrence  of a fire or other  casualty with respect to the
Building in  connection  with any  restoration  of the  Building  undertaken  by
Landlord.

     10. Real Property Taxes.

         (a) Landlord  shall pay the Real Property  Taxes due and payable during
the Term and,  except as  otherwise  provided in the  succeeding  provisions  of
Section 10 of this Lease,  any such amount shall be included in the  calculation
of Operating  Expenses in  accordance  with the  provisions of Section 4 of this
Lease.

                                       14
<PAGE>

         (b) As used herein,  the term "Real Property  Taxes" is any form of tax
or assessment,  general, special,  ordinary or extraordinary,  imposed or levied
upon: (i) the tax parcel in which the Building is located (the "Tax Parcel"), it
being  acknowledged  that the Tax Parcel may include other  buildings;  (ii) any
interest in the Tax Parcel;  and/or (iii) the right to Rent or other income from
the Tax Parcel.  Real  Property  Taxes  include (A) any license fee,  commercial
rental tax, excise tax,  improvement bond or bonds,  levy or tax, (B) any tax or
charge  which  replaces or is in addition  to any of such  abovedescribed  "Real
Property Taxes", and (C) any fees, expenses or costs (including attorney's fees,
expert fees and the like)  incurred by Landlord in protesting or contesting  any
assessments levied or any tax rate. "Real Property Taxes" shall also include any
increase  resulting  from a  change  in the  ownership  of the Tax  Parcel,  the
execution of this Lease or any modification, amendment or transfer thereof. Real
Property Taxes for tax years commencing prior to, or extending beyond,  the Term
shall be prorated to coincide with the corresponding Base Rent Commencement Date
or Expiration  Date. Real Property Taxes shall not include any tax  attributable
to improvements placed on the Tax Parcel by other tenants or by Landlord for the
exclusive enjoyment of such other tenants.

         (c) Notwithstanding anything to the contrary set forth in Section 10 of
this Lease,  Tenant  shall,  however,  pay to Landlord at the time Real Property
Taxes are payable under  Section 10 of this Lease,  the entirety of any increase
in Real Property Taxes if assessed by reason of  improvements  placed on the Tax
Parcel by Tenant or at Tenant's  request.  Tenant shall pay prior to delinquency
all taxes  assessed  against and levied upon  Tenant's  improvements,  fixtures,
furnishings,  equipment  and all  personal  property of Tenant  contained in the
Premises or stored within the Commercial Center.

     11.  Utilities.  Tenant shall pay directly for all  utilities  and services
supplied to the Premises, including, but not limited to, electricity, telephone,
security, gas and cleaning of the Premises, together with any taxes thereon.

     12. Assignment and Subletting.

         (a) Tenant shall not assign, mortgage or otherwise transfer or encumber
(collectively,  "Assign") or sublet all or any part of Tenant's interest in this
Lease or in the Premises  without  Landlord's prior written consent (which prior
consent of Landlord shall not be unreasonably  withheld,  conditioned or delayed
by Landlord). Relevant criteria in determining reasonability of consent include,
but are not  limited to,  credit  history of a proposed  Assignee or  sublessee,
references from prior  landlords,  any change or  intensification  of use of the
Premises or the Common Areas and any limitations imposed by the Internal Revenue
Code (the "Code") and the Regulations  promulgated  thereunder  relating to Real
Estate Investment Trusts. Any Assignment or subletting (including any Assignment
or subletting  becoming  effective without the prior written consent of Landlord
in  accordance  with the terms and  conditions of Section 12(b) of this Lease or
Section  12(c) of this  Lease)  shall not release  Tenant  from its  obligations
hereunder.  Tenant  shall  not:  (i)  sublet  or  Assign  or  enter  into  other
arrangements  such that the  amounts  to be paid by the  sublessee  or  Assignee
thereunder would be based, in whole or in part, on the income or profits derived
by the  business  activities  of the  sublessee  or  Assignee;  (ii)  sublet the
Premises or Assign this Lease to any person in which  Landlord owns an interest,
directly or indirectly (by applying  constructive  ownership  rules set forth in
Section 856(d)(5) of the Code; or (iii) sublet the Premises or Assign this Lease
in any other  manner  which could  cause any portion of the amounts  received by
Landlord  pursuant  to this Lease or any  sublease  to fail to qualify as "rents
from real  property"  within the meaning of Section  856(d) of the Code or which
could cause any other  income  received by Landlord to fail to qualify as income
described in Section 856(c)(2) of the Code. The requirements of Section 12(a) of
this Lease shall apply to any further  subleasing by any subtenant.  A change in
the  control of Tenant  shall  constitute  an  Assignment  requiring  Landlord's
consent. The transfer, on a cumulative basis, of 49.00% or more of the voting or
management  control of Tenant  shall  constitute  a change in  control  for this
purpose.  In the event of any Assignment or sublease involving Rent in excess of
the Base Rent or  Additional  Rent  required  under this Lease (any such  excess
amount being sometimes hereinafter referred to as "Excess Rent"), Landlord shall
participate in the Excess Rent. Tenant shall promptly forward to Landlord 50.00%
of all such Excess Rent  collected from any such Assignee or subtenant and shall
supply Landlord with true copies, as executed, of all Assignments and subleases.

         (b)  Notwithstanding  the terms and  conditions  of the 1st sentence of
Section 12(a) of this Lease,  the prior written consent of Landlord shall not be
required with respect to (i) any  Assignment of Tenant's  interest in this Lease
by Tenant to any  "affiliate"  of Tenant,  or (ii) any  subletting of all or any
portion of the Premises by Tenant to any "affiliate" of Tenant.  For purposes of
the preceding sentence, "affiliate" means any corporation,  partnership, limited
liability  company,  association  or  other  legal  entity  which,  directly  or
indirectly, controls or is controlled by or is under common control with Tenant.
For  purposes  of the  definition  of  "affiliate",  as  used  in the  preceding
sentence,  the word  "control"  (including  "controlled  by" and  "under  common
control  with") as used with  respect to any such legal  entity,  shall mean the
possession,  directly  or  indirectly,  of the  power to  direct  or  cause  the
direction of the management and policy of such legal entity, whether through the
ownership of voting securities, by contract or otherwise.

         (c) For  purposes  of this  Lease,  "Tangible  Net Worth"  means,  with
respect to any person or party and at the time in question,  the  "tangible  net
worth" of such person or party,  as  determined  in  accordance  with  generally
accepted accounting  principles,  consistently  applied, and being the amount by
which the  aggregate  value of the  assets of such  person or party  other  than
goodwill exceeds the aggregate value of the liabilities of such person or party.
For purposes of this Lease,  "Minimum Tangible Net Worth" means the Tangible Net
Worth of the originally named Tenant under this Lease, Carrollton Bancorp, as of
the Date of Lease,  as  evidenced  in the  financial  statements  of Tenant most
recently  provided  to Landlord  prior to the Date of Lease or in the  financial
information concerning Tenant publicly available because Tenant is a corporation
having stock that is publicly traded on a nationally  recognized stock exchange.

                                       15
<PAGE>

For  purposes of this  Lease,  "Qualified  Purchaser"  means any person or party
unrelated  to Tenant  with whom  Tenant  shall  enter  into a binding  agreement
subsequent  to the Date of Lease under which such person or party shall agree to
acquire all of the assets of Tenant (including,  without limitation,  all of the
right,  title and interest of Tenant as the lessee under this Lease) or stock of
Tenant.  Notwithstanding  anything to the contrary set forth in Section 12(a) of
this Lease,  the prior written  consent of Landlord  shall not be required to be
obtained by Tenant in connection with any Assignment by Tenant after the Date of
Lease of its right, title and interest under this Lease to a Qualified Purchaser
so long as such Qualified  Purchaser  shall  demonstrate,  in writing and to the
reasonable  satisfaction  of  Landlord on or before the  effective  date of such
Assignment,  that as of the effective  date of such  Assignment the Tangible Net
Worth of such  Qualified  Purchaser is equal to or exceeds the Minimum  Tangible
Net Worth.

     13. Default; Remedies.

         13.1. Default.  The occurrence of any one of the following events shall
     constitute an event of default on the part of Tenant (each such event being
     sometimes in this Lease referred to as a "Default"): (a) the abandonment of
     the Premises by Tenant;  (b) failure to pay any  installment  of Base Rent,
     Additional Rent or any other monies due and payable hereunder, said failure
     continuing  for a period of 5 days after  Landlord's  delivery of notice to
     Tenant  that the same was not paid when due;  (c) a general  assignment  by
     Tenant or any guarantor  for the benefit of creditors;  (d) the filing of a
     voluntary petition in bankruptcy by Tenant or any guarantor,  the filing of
     a  voluntary  petition  for  an  arrangement,  the  filing  of a  petition,
     voluntary  or  involuntary,  for  reorganization,   or  the  filing  of  an
     involuntary petition by Tenant's creditors or guarantors; (e) receivership,
     attachment   or  other   judicial   seizure  of  the  Premises  or  all  or
     substantially all of Tenant's assets on the Premises; (f) failure of Tenant
     to maintain  insurance  as  required  by Section 8 of this  Lease;  (g) any
     breach by Tenant  of its  covenants  under  Section  6 of this  Lease;  (h)
     failure in the  performance  of any of Tenant's  covenants,  agreements  or
     obligations hereunder (except those failures specified as events of Default
     in other  clauses of Section  13.1 of this Lease which shall be governed by
     such other  clauses),  which  failure  continues  for 15 days after written
     notice  thereof  from  Landlord  to Tenant  provided  that,  if Tenant  has
     exercised reasonable diligence to cure such failure and such failure cannot
     be cured within such 15 day period  despite  reasonable  diligence,  Tenant
     shall not be in default under this clause  unless  Tenant fails  thereafter
     diligently and  continuously  to prosecute the cure to completion;  (i) any
     transfer  of a  substantial  portion  of  the  assets  of  Tenant,  or  any
     occurrence  of a material  obligation  by Tenant,  unless such  transfer or
     obligation  is  undertaken  or incurred in the ordinary  course of Tenant's
     business or in good faith for equivalent consideration,  or with Landlord's
     consent;  or (j)  the  default  of any  guarantors  (if  any)  of  Tenant's
     obligations  hereunder  under any  guaranty of this Lease or the  attempted
     repudiation or revocation of any such guaranty (if any).

     13.2. Remedies.

         (a) Termination. At any time after the happening of a Default, Landlord
may terminate this Lease by notice to Tenant,  without giving Tenant any further
right to cure the Default.

         (b) Repossession, Re-letting. After notice of a Default, whether before
or after a termination as provided in Section  13.2(a) of this Lease,  Landlord,
without  further  notice and with no  liability  to Tenant,  may  repossess  the
Premises, by summary proceedings,  ejectment or otherwise, and may remove Tenant
and  all  other  persons  and  all  property  from  the  Premises.   After  such
repossession, Landlord shall use commercially reasonable efforts (subject to the
terms and  conditions of Section  13.2(f) of this Lease) to re-let the Premises,
any part thereof, or the Premises with additional premises, on account of Tenant
(until Landlord makes demand for Final Damages), in Tenant's or Landlord's name,
without notice to Tenant,  for a term (which may be more or less than the period
which  would  have been the  balance of the Term) and on  conditions  (including
concessions,  periods of rent free use, or  alterations)  and for purposes which
Landlord determines,  and Landlord may receive the rents. Landlord is not liable
for failure to collect any rent due upon any such re-letting.

         (c) Survival of Tenant's Obligations; Damages.

            (i) No  provision  in Section  13.2 (a) or (b) of this  Lease  shall
relieve Tenant of its liabilities and obligations under this Lease, all of which
shall survive any termination,  repossession  and/or re-letting.  Landlord shall
not be deemed to accept a surrender  of Tenant's  lease or  otherwise  discharge
Tenant because Landlord takes or accepts possession of the Premises or exercises
control  over the Premises  following a Default.  Acceptance  of  surrender  and
discharge  may be done only by an  instrument  executed on behalf of Landlord by
its duly authorized officer or employee.

            (ii)  In the  event  of  termination  or  repossession  following  a
Default,  Tenant  shall pay to Landlord  all Base Rent and  Additional  Rent due
through the earlier of the date of  termination or  repossession  plus all costs
and expenses  incurred by Landlord  associated  with the exercise of  Landlord's
rights under this Lease  (including,  without  limitation,  reasonable  attorney
fees).  Further Tenant, with respect to that period of time beginning on the day
after the date of such  termination or repossession  and continuing  through the
end of what would have been the Term in the absence of  termination  and whether
or not the Premises or any part have been re-let, is liable to Landlord for, and
shall pay to Landlord, as "Current Damages" for Tenant's Default:

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               (A) the Base Rent and Additional  Rent payable by Tenant or which
would be payable if this Lease had not terminated,  plus all Landlord's expenses
in connection with any re-letting,  including, without limitation,  repossession
costs, brokerage commissions, alteration costs, expenses of preparation for such
re-letting, and reasonable attorneys' fees; less

               (B) the net  proceeds,  if any, of any  re-letting  on account of
Tenant  pursuant to Section  13.2(b) of this Lease.  If the  Premises  have been
re-let with additional premises and/or have been re-let for a term which extends
beyond the end of what would have been the Term in the  absence of  termination,
the net proceeds, if any, of re-letting shall be prorated.

Tenant  shall pay Current  Damages to Landlord  monthly on the days on which the
Base Rent and  Additional  Rent would  have been  payable if this Lease were not
terminated, and Landlord is entitled to recover the same from Tenant each month.

            (iii) After termination under Section 13.2(a) of this Lease, whether
or not Landlord has collected Current Damages,  Tenant shall pay to Landlord, on
demand,  as  liquidated  and agreed  "Final  Damages" (and not as a penalty) for
Tenant's  Default and in lieu of all Current  Damages beyond the date of demand,
an amount equal to the present cash value on the date of demand of the Base Rent
and  Additional  Rent which would have been  payable from the date of demand for
what would have been the unexpired Term if it had not been terminated,  plus the
Base Rent and Additional Rent due through the earlier of the date of termination
or repossession,  and the Current Damages up to the date of demand, which remain
unpaid.

            (iv) If any statute or rule of law  governing a proceeding  in which
Final  Damages are to be proved  validly  limits the Final  Damages to an amount
less than that provided for herein,  Landlord is entitled to the maximum  amount
allowable  under the statute or rule of law. The discount rate of interest shall
be as provided in Section 13.3 of this Lease.

         (d) Termination. No re-entry or taking of possession of the Premises by
Landlord  pursuant  to  Section  13.2 of this  Lease  shall be  construed  as an
election to terminate  this Lease unless a notice of such  intention is given to
Tenant or unless the  termination  thereof  is  decreed by a court of  competent
jurisdiction.  Notwithstanding  any re-letting  without  termination by Landlord
because of any Default by Tenant, Landlord may at any time after such re-letting
elect to terminate this Lease for any such Default.

         (e) No Surrender. No act or conduct of Landlord,  whether consisting of
the acceptance of the keys to the Premises, or otherwise,  shall be deemed to be
or  constitute an acceptance of the surrender of the Premises by Tenant prior to
the  expiration  of the Term,  and such  acceptance  by Landlord of surrender by
Tenant shall only flow from and must be evidenced by a written acknowledgment of
acceptance  of  surrender  signed by  Landlord.  The  surrender of this Lease by
Tenant, voluntarily or otherwise, shall not work a merger unless Landlord elects
in writing that such merger take place,  but shall  operate as an  assignment to
Landlord of any and all  existing  subleases,  or  Landlord  may, at its option,
elect in writing to treat such surrender as a merger terminating Tenant's estate
under this Lease, and thereupon Landlord may terminate any or all such subleases
by  notifying  the  sublessee  of its election so to do within 5 days after such
surrender.

         (f) Mitigation of Damages by Landlord.  Notwithstanding anything to the
contrary set forth elsewhere in this Lease,  Landlord agrees to use commercially
reasonable  efforts to mitigate any damages that Landlord may suffer or incur in
connection  with any default by Tenant with respect to any of the obligations or
agreements of Tenant under this Lease.  Notwithstanding  the foregoing,  nothing
set  forth  in the  preceding  sentence  shall  be  construed  so as to  require
Landlord,  at a time when  Landlord is  offering  the  Premises  (or any portion
thereof  or  the  Premises  together  with  other  space  in the  Building)  for
re-letting  subsequent  to a  default  by  Tenant  with  respect  to  any of its
agreements or  obligations  under this Lease,  to (i) offer the Premises (or any
portion  thereof or the Premises  together with other space in the Building) for
lease in  preference  to any other space in the Building  which is available for
lease,  (ii) undertake any efforts that are in excess of, or in addition to, any
leasing  efforts  Landlord  undertakes  from  time to time with  respect  to the
leasing of other vacant spaces in the Building, (iii) accept as a tenant a party
intending to use the Premises (or any portion  thereof or the Premises  together
with  other  space  in the  Building)  in a  manner  that is not  acceptable  to
Landlord,  in its  reasonable  opinion,  (iv) lease the Premises (or any portion
thereof or the Premises  together  with other space in the  Building) for a rent
that is, in the  reasonable  judgment of  Landlord,  less than the current  fair
market  rental value of the  Premises  (or such portion  thereof or the Premises
together with other space in the Building), (v) enter into a lease that contains
terms and conditions  inconsistent with Landlord's then current leasing policies
for  comparable  spaces in the  Building,  (vi) enter into a lease with a tenant
that,  in  the   reasonable   opinion  of  Landlord,   does  not  have  adequate
creditworthiness,   (vii)  enter  into  a  lease  requiring   Landlord  to  make
alterations or improvements or to make rental  concessions that are unacceptable
to Landlord, in its reasonable opinion, or (viii) negotiate with any third party
for the leasing of the Premises (or any portion thereof or the Premises together
with other space in the  Building)  until  Landlord  obtains  possession  of the
Premises.

         (g) Cumulative Remedies. The remedies set forth in Section 13.2 of this
Lease are not  exclusive  and  Landlord  shall  have any and all other  remedies
provided herein or by law or in equity.

         13.3.  Late Charges;  Interest on Past Due  Obligations.  Tenant hereby
     acknowledges that late payment by Tenant to Landlord of Rent and other sums
     due hereunder will cause Landlord to incur costs not  contemplated  by this
     Lease, the exact amount of which will be extremely  difficult to ascertain.
     Such costs  include,  but are not limited  to,  processing  and  accounting
     charges.  Accordingly,  if any  installment  of Rent or other  sum due from
     Tenant shall not be received by Landlord or Landlord's  designee  within 10
     days after such amount  shall be due,  then,  without any  requirement  for
     notice to Tenant, Tenant shall pay to Landlord a late charge equal to 5.00%
     of such  overdue  amount.  The Parties  hereby  agree that such late charge
     represents a fair and reasonable  estimate of the costs Landlord will incur
     by reason of late  payment by  Tenant.  Acceptance  of such late  charge by

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<PAGE>
     Landlord  shall in no event  constitute  a waiver of Tenant's  Default with
     respect to such overdue amount, nor prevent Landlord from exercising any of
     the other rights and remedies granted  hereunder.  Any monetary payment due
     Landlord  hereunder not received by Landlord  within 15 days  following the
     date on which it was due shall bear interest from the date due at 8.00% per
     annum, but not exceeding the maximum rate allowed by law in addition to the
     late charge provided for in Section 13.3 of this Lease.

         13.4.  Landlord's  Right to Cure Default.  In the event Tenant fails to
     timely  perform or observe any of the terms and conditions of this Lease to
     be observed or performed by Tenant,  Landlord shall have the right (but not
     the obligation) after giving not less than 10 days' prior notice thereof to
     Tenant  (provided,  however,  that no such  notice  shall be required to be
     given  by  Landlord  to  Tenant  at  any  time  or  during  any  conditions
     constituting  an Emergency),  make the payment Tenant has failed to make or
     perform  or  otherwise  cause  compliance  with the  provision  that is the
     subject of Tenant's  failure.  Landlord's  taking such action  shall not be
     considered a cure of such failure by Tenant.  Landlord may take such action
     without  releasing Tenant from any obligations under this Lease and without
     waiving or releasing any right or remedy of Landlord  under this Lease,  at
     law or in equity with respect to the matter in  question.  Tenant shall pay
     to Landlord, upon demand, all costs incurred by Landlord in connection with
     the  remedying  by Landlord of defaults by Tenant  under this Lease and all
     other  amounts  paid and  obligations  incurred by  Landlord in  connection
     therewith.

     14.  Condemnation.  If the Premises or any portion  thereof are taken under
the power of eminent  domain or sold under the threat of  exercise of said power
(all of which are herein called  "Condemnation"),  this Lease shall terminate as
to the part so taken as of the date  the  Condemning  authority  takes  title or
possession, whichever first occurs. If more than 10.00% of the floor area of the
Premises,  or more than 25.00% of the portion of the Common Areas designated for
Tenant's parking,  is taken by Condemnation,  Tenant may, at Tenant's option, to
be exercised in writing  within 10 days after  Landlord  shall have given Tenant
written notice of such taking (or in the absence of such notice,  within 10 days
after the Condemning authority shall have taken possession) terminate this Lease
as of the date the Condemning  authority takes such  possession.  If Tenant does
not terminate  this Lease in  accordance  with the  foregoing,  this Lease shall
remain in full force and effect as to the  portion  of the  Premises  remaining,
except that the Base Rent shall be reduced in the same  proportion as the square
footage of the Premises taken bears to the total square footage of the Premises.
No reduction of Base Rent shall occur if the Condemnation  does not apply to any
portion  of the  Premises.  Any award  for the  taking of all or any part of the
Premises  under the power of eminent  domain or any payment made under threat of
the exercise of such power shall be the property of Landlord, provided, however,
that Tenant shall be entitled to any compensation,  separately awarded to Tenant
for Tenant's relocation expenses and/or loss of Tenant's trade fixtures.  In the
event that this Lease is not terminated by reason of such Condemnation, Landlord
shall to the extent of its net  severance  damages in the  Condemnation  matter,
repair any damage to the Premises caused by such Condemning authority.

     15. Additional Covenants and Provisions.

         15.1.  Estoppel  Certificate.  Tenant shall within 10 days after notice
     from Landlord execute,  acknowledge and deliver to Landlord,  to the extent
     Tenant can  truthfully do so, an estoppel  certificate  acknowledging  this
     Lease  to be in full  force  and  effect,  identifying  any  amendments  or
     modifications to this Lease, confirming the Term and the Commencement Date,
     the Base Rent  Commencement  Date and the Expiration Date,  identifying any
     defaults  by  Tenant  with  respect  to this  Lease,  and  addressing  such
     additional   information,   confirmations   and/or  statements  as  may  be
     reasonably requested by Landlord.

         15.2. Financial Statement.  If Landlord desires to finance,  refinance,
     or  sell  the  Commercial  Center  or any  part  thereof,  Tenant  and  all
     guarantors shall deliver to any potential lender or purchaser designated by
     Landlord such financial  statements of Tenant and such guarantors as may be
     reasonably required by such lender or purchaser,  including but not limited
     to Tenant's  financial  statements for the past 3 years. All such financial
     statements  shall be received by Landlord  and such lender or  purchaser in
     confidence  and shall be used only for the purposes  herein set forth.  The
     terms and  conditions  of Section 15.2 of this Lease shall not apply at any
     time or times during the Term during which Tenant shall be a company having
     stock that is publicly traded on a nationally recognized stock exchange.

         15.3. Landlord Liability. Tenant, its successors and assigns, shall not
     assert nor seek to enforce  any claim for breach of this Lease  against any
     of  Landlord's  assets  other than  Landlord's  interest in the  Commercial
     Center.  Tenant agrees to look solely to such interest for the satisfaction
     of any liability or claim against  Landlord  under this Lease.  In no event
     whatsoever  shall Landlord (which term shall include,  without  limitation,
     any  general  or  limited  partner,  trustees,   beneficiaries,   officers,
     directors,  or stockholders of Landlord) ever be personally  liable for any
     such liability.

         15.4. Notices. All notices required or permitted by this Lease shall be
     in writing  and shall be sent by  certified  or  registered  mail,  postage
     prepaid,   return  receipt  requested,  or  by  any  nationally  recognized
     overnight courier service, and shall be deemed sufficiently given if served
     in a manner  specified in Section 15.4 of this Lease.  The addresses  noted
     below a Party's  signature on this Lease shall be that Party's  address for
     delivery or mailing of notice  purposes.  Either Party may by notice to the
     other  specify a  different  address  for  notice  purposes.  A copy of all
     notices  required or permitted to be given to Landlord  hereunder  shall be
     concurrently  transmitted  to such party or parties  at such  addresses  as
     Landlord shall from time to time  hereafter  designate by notice to Tenant.
     Any notice sent by registered or certified  mail,  shall be deemed given on
     the date of delivery  shown on the receipt  card, or if no delivery date is
     shown, the postmark thereof. Notices delivered by any nationally recognized
     overnight  courier service shall be deemed given 24 hours after delivery of
     the same to such  courier.  If notice is received on a Saturday or a Sunday
     or a legal holiday, it shall be deemed received on the next business day.

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<PAGE>

         15.5.  Holdover.  Tenant  has no  right  to  retain  possession  of the
     Premises or any part thereof beyond the  expiration or earlier  termination
     of this Lease.  If Tenant holds over with the consent of Landlord:  (a) the
     Base Rent payable shall be increased to 150.00% of the Base Rent applicable
     during  the  month   immediately   preceding  such  expiration  or  earlier
     termination  and Tenant  hereby  waives any  statutory  required  notice or
     demand for  possession  prior to its  obligation to pay such increased Base
     Rent during such holdover  period;  (b) Tenant's right to possession  shall
     terminate  on 30 days'  notice from  Landlord;  and (c) all other terms and
     conditions of this Lease shall continue to apply.  Nothing contained herein
     shall be  construed as a consent by Landlord to any holding over by Tenant.
     Tenant shall  indemnify,  defend (with counsel  satisfactory  to Landlord),
     protect  and hold  Landlord  harmless  from and against any and all claims,
     demands,  actions,  losses,  damages,  obligations,   costs  and  expenses,
     including,  without  limitation,  attorneys'  fees  incurred or suffered by
     Landlord by reason of Tenant's  failure to  surrender  the  Premises on the
     expiration  or earlier  termination  of this Lease in  accordance  with the
     provisions of this Lease.

         15.6. Landlord.  The covenants and obligations  contained in this Lease
     on the part of  Landlord  are  binding  on  Landlord,  its  successors  and
     assigns, only during and in respect of their respective period of ownership
     of such interest in the Commercial  Center. In the event of any transfer or
     transfers of such title to the Commercial Center,  Landlord (and in case of
     any  subsequent  transfers  or  conveyances,  the  then  grantor)  shall be
     concurrently freed and relieved from and after the date of such transfer or
     conveyance,  without any further instrument or agreement,  of all liability
     with respect to the performance of any covenants or obligations on the part
     of Landlord contained in this Lease thereafter to be performed.

         15.7. Attorneys' Fees and Other Costs. If any Party brings an action or
     proceeding  to enforce the terms hereof or declare  rights  hereunder,  the
     Prevailing  Party (as hereafter  defined) in any such  proceeding  shall be
     entitled to reasonable  attorneys' fees. The term "Prevailing  Party" shall
     include,  without limitation,  a Party who substantially obtains or defeats
     the relief  sought.  Landlord  shall be entitled to  reasonable  attorneys'
     fees, costs and expenses  incurred in preparation and service of notices of
     Default and consultations in connection  therewith,  whether or not a legal
     action  is  subsequently  commenced  in  connection  with such  Default  or
     resulting  breach.  Other than for  engineering and  professional  services
     incurred by Landlord in  connection  with the design,  construction  and/or
     installation of the Landlord's  Work,  Tenant shall  reimburse  Landlord on
     demand  for  all  reasonable  legal,  engineering  and  other  professional
     services  expenses  incurred by Landlord in connection with all requests by
     Tenant for consent or approval hereunder.

         15.8.  Landlord's  Access;  Showing  Premises;  Repairs.  Landlord  and
     Landlord's  agents  shall have the right to enter the  Premises at any time
     and without the obligation to give notice of any kind  whatsoever to Tenant
     in the case of an Emergency, and otherwise at reasonable times after giving
     not less than 24 hours' oral or written notice  thereof to Tenant,  for the
     purpose of showing the same to prospective purchasers, lenders, or tenants,
     and making such  alterations,  repairs,  improvements  or  additions to the
     Premises or to the Building,  as Landlord may  reasonably  deem  necessary.
     Landlord may at any time place on or about the  Building any ordinary  "For
     Sale"  signs and  Landlord  may at any time during the last 180 days of the
     Term place on or about the  Premises any ordinary  "For Lease"  signs.  All
     such activities of Landlord shall be without abatement of Rent or liability
     to Tenant.

         15.9.  Signs.  Tenant shall not place any signs at or upon the exterior
     of the Premises or the Building,  except that Tenant may,  with  Landlord's
     prior  written  consent,  install on the  exterior  of the  Premises or the
     Building (but not on the roof of the Building) such signs as are reasonably
     required to  advertise  Tenant's own business so long as each such sign (a)
     is  installed  at  Tenant's  sole cost and  expense,  (b) is in a  location
     approved  by  Landlord,  and (c)  complies  in all  respects  with  (i) all
     Applicable  Requirements,  (ii) all restrictive covenants pertaining to the
     Property,  (iii)  all sign  criteria  and  requirements  applicable  to the
     Property or the Commercial  Center  established  by Landlord,  any property
     owners'  association  of which  Landlord  shall be a member or to which the
     Property  or  the  Commercial  Center  shall  be  subject,  and  any  local
     governmental or quasi-governmental  entity having jurisdiction with respect
     to the Property or the Commercial  Center.  Notwithstanding  the foregoing,
     Tenant shall have the right, at Tenant's sole cost and expense,  to install
     within the interior of the Premises such reasonable signage as Tenant shall
     deem  necessary  and  appropriate  in order to  advertise  Tenant's use and
     occupancy of the Premises and for its business  purposes so long as none of
     such  interior  signage shall be visible from the exterior of the Building.
     Notwithstanding anything to the contrary set forth elsewhere in this Lease,
     on or before the Expiration Date or any earlier date as of which this Lease
     shall  terminate  Tenant  shall remove the interior of the Premises and all
     exterior portions of the Property all signs installed by Tenant pursuant to
     Section 15.9 of this Lease.

         15.10.  Termination;  Merger.  Unless  specifically stated otherwise in
     writing by  Landlord,  the  voluntary  or other  surrender of this Lease by
     Tenant,  the mutual  termination or cancellation  hereof,  or a termination
     hereof by Landlord for Default by Tenant, shall automatically terminate any
     sublease or lesser  estate in the  Premises;  provided,  however,  Landlord
     shall,  in the event of any such  surrender,  termination or  cancellation,
     have the option to continue any one or all of any existing subtenancies.

         15.11.  Quiet Possession;  Subordination;  Attornment.  Upon payment by
     Tenant  of  Base  Rent  and  Additional  Rent  for  the  Premises  and  the
     performance of all of the covenants,  conditions and provisions on Tenant's
     part to be observed and performed under this Lease, Tenant shall have quiet
     possession  of the  Premises  for the  entire  Term  subject  to all of the
     provisions of this Lease.  This Lease shall be subject and  subordinate  to
     any  ground  lease,  mortgage,  deed of trust,  or other  hypothecation  or
     mortgage  (collectively,  a "Mortgage") now or hereafter placed by Landlord

                                       19
<PAGE>

     upon the real  property of which the  Premises  are a part,  to any and all
     advances made on the security  thereof and to all renewals,  modifications,
     consolidations, replacements and extensions thereof. Tenant agrees that any
     person holding any Mortgage shall have no duty,  liability or obligation to
     perform any of the  obligations of Landlord under this Lease.  In the event
     of Landlord's default with respect to any such obligation, Tenant will give
     any Lender whose name and address have previously in writing been furnished
     Tenant  notice  of a default  by  Landlord.  Tenant  may not  exercise  any
     remedies for default by Landlord  unless and until  Landlord and the Lender
     shall have received  written  notice of such default and a reasonable  time
     (not less than 90 days) shall  thereafter  have elapsed without the default
     having been cured. If any Lender shall elect to have this Lease superior to
     the lien of its Mortgage and shall give written  notice  thereof to Tenant,
     this Lease shall be deemed prior to such  Mortgage.  The  provisions of any
     Mortgage relating to the disposition of condemnation and insurance proceeds
     shall prevail over any contrary provisions  contained in this Lease. Tenant
     agrees to attorn to a Lender or any other party who  acquires  ownership of
     the Premises by reason of a foreclosure of a Mortgage. In the event of such
     foreclosure,  such  new  owner  shall  not:  (a) be  liable  for any act or
     omission of any prior Landlord or with respect to events occurring prior to
     acquisition  of ownership;  (b) be subject to any offsets or defenses which
     Tenant might have against any prior landlord; or (c) be liable for security
     deposits  or be bound by  prepayment  of more than one  month's  rent.  The
     agreements  contained  in Section  15.11 of this Lease  shall be  effective
     without the execution of any further  documents;  provided,  however,  that
     upon written  request from Landlord or a Lender in connection  with a sale,
     financing or  refinancing  of Premises,  Tenant and Landlord  shall execute
     such further writings as may be reasonably  required to separately document
     any   such   subordination   or   non-subordination,    attornment   and/or
     non-disturbance  agreement  as is provided  for herein.  Landlord is hereby
     irrevocably vested with full power to subordinate this Lease to a Mortgage.
     Landlord  hereby  represents  and warrants to Tenant that as of the Date of
     Lease no Mortgage  encumbers  the Property or any portion  thereof.  In the
     event that at any time after the Date of Lease a Mortgage shall be recorded
     so as to  encumber  the  Property or any portion  thereof,  Landlord  shall
     procure from the holder of such  Mortgage a  non-disturbance  agreement for
     the  benefit of Tenant,  in the form then being  employed  by the holder of
     such Mortgage for such purposes and providing  that so long as Tenant shall
     not be in default  with  respect  to any of the  agreements,  covenants  or
     obligations  of Tenant set forth in this Lease,  Tenant's  right to use and
     occupy the Premises in  accordance  with the terms and  conditions  of this
     Lease shall not be disturbed by the holder of such  Mortgage as a result of
     any foreclosure under such Mortgage.  In such regard,  Tenant hereby agrees
     to provide to the holder of any such  Mortgage  at the time of any  request
     for such a non-disturbance agreement, current financial statements and such
     other financial  information as shall be reasonably requested by the holder
     of such Mortgage.

         15.12. Rules and Regulations;  Security Measures; Reservations.  Tenant
     agrees  that it will  abide  by,  and to cause  its  employees,  suppliers,
     shippers,  customers,  tenants,  contractors  and  invitees to abide by all
     reasonable rules and regulations  (collectively,  "Rules and  Regulations")
     which Landlord may make from time to time for the management, safety, care,
     and cleanliness of the Common Areas,  the parking and unloading of vehicles
     and the preservation of good order, as well as for the convenience of other
     occupants or tenants of the Commercial Center and their invitees.  Landlord
     shall not be  responsible to Tenant for the  non-compliance  with the Rules
     and  Regulations  by other  tenants  of the  Commercial  Center;  provided,
     however,  that  Landlord  hereby agrees not to enforce any of the Rules and
     Regulations  in an  arbitrary  or  discriminatory  manner.  The  Rules  and
     Regulations  existing  as of the Date of Lease are  attached  to and hereby
     made a part of this Lease as Exhibit B. Tenant acknowledges that the rental
     payable to Landlord hereunder does not include the cost of guard service or
     other  security  measures.  Landlord has no  obligations  to provide  same.
     Tenant  assumes all  responsibility  for the  protection  of the  Premises,
     Tenant,  its agents and invitees and their  property from the acts of third
     parties.  Landlord reserves the right to grant such easements that Landlord
     deems  necessary  and to cause the  recordation  of parcel maps, so long as
     such  easements  and maps do not  unreasonably  interfere  with ingress and
     egress to, or the use of, the Premises by Tenant. Tenant agrees to sign any
     documents reasonably requested by Landlord to effectuate any such easements
     or maps.

         15.13.  Brokers.  Each of Landlord  and Tenant  hereby  represents  and
     warrants  to the other  that it has  dealt  with no real  estate  agents or
     brokers in connection with the negotiation,  execution and delivery of this
     Lease other than Preston Partners LLC  ("Landlord's  Broker") and Mackenzie
     Commercial  Real  Estate  Services,  LLC  ("Tenant's  Broker")  and that no
     brokerage  fees or  commissions  are  payable to any real  estate  agent or
     broker in connection with the  negotiation,  execution and delivery of this
     Lease other than to Landlord's Broker and Tenant's Broker. Each of Landlord
     and Tenant shall  indemnify,  defend,  protect and hold the other  harmless
     from and against any and all losses,  liabilities,  damages,  claims, costs
     and/or expenses (including, without limitation, reasonable attorneys' fees)
     that the other may incur or suffer,  or which may be  asserted  against the
     other, in connection with, or in any way relating to, the inaccuracy of any
     representation  or  warranty  made by it in  Section  15.13 of this  Lease.
     Landlord  shall pay all fees and  commissions  due and owing to  Landlord's
     Broker and Tenant's  Broker in connection with the  negotiation,  execution
     and delivery of this Lease  pursuant to separate  written  agreements  made
     prior to the Date of Lease  between  (a)  Landlord  and  Landlord's  Broker
     and/or (b) Landlord and Tenant's Broker.

         15.14. Roof Rights.

         (a) Subject to the terms and conditions of Section 15.14 of this Lease,
Tenant shall have the  non-exclusive  right (to be exercised by Tenant  together
with  Landlord and all other tenants or occupants of the Building or any portion
thereof  (if any) to which  Landlord  may have on or before the Date of Lease or
thereafter extend similar rights),  at Tenant's option but at Tenant's sole cost
and expense, to install upon the roof of the Building antennas, satellite dishes

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and other communications equipment (collectively, the "Roof Equipment") as shall
be ancillary to, and required by Tenant in connection with, the operation of its
business at the Premises.  Tenant shall also have the right,  from time to time,
to enter  upon the  roof of the  Building  to  maintain  and make all  necessary
repairs, replacements and maintenance of the Roof Equipment.

         (b) All of the rights granted by Landlord to Tenant pursuant to Section
15.14 of this Lease shall be subject to the  following:  (i) Landlord shall have
the right,  in its reasonable  discretion,  to approve all of the Roof Equipment
proposed to be installed  on the roof of the  Building by Tenant,  the plans and
specifications  therefor,  the location thereof, and all contractors proposed to
be used by Tenant in connection therewith; (ii) At Landlord's sole option and at
Tenant's sole cost and expense,  Tenant shall surround the Roof Equipment with a
screening  system  reasonably  acceptable to Landlord and/or protect the roof of
the Building  with a roof  protection  system  required by  Landlord;  (iii) The
installation  and operation of all Roof Equipment by Tenant shall comply,  fully
and in all  respects,  with  (A)  Applicable  Requirements;  (B)  all  rules  or
regulations  implemented  by Landlord in connection  with use of the roof of the
Building; and (C) the terms and conditions of all manufacturer's  warranties and
guaranties pertaining to the roof of the Building.

         (c) At its sole  option,  Landlord  shall  have the  right to employ an
engineer or  construction  manager to  supervise  the  installation  of the Roof
Equipment and Tenant shall reimburse Landlord for the fees and costs of any such
engineer or  construction  manager not later than 30 days after  written  demand
shall  be  made  therefor  by  Landlord  of  Tenant.   In  connection  with  the
installation of the Roof Equipment by Tenant,  Tenant shall employ,  at Tenant's
sole cost and expense,  a roofer  approved in writing by Landlord for the making
of any penetrations of the roof of the Building required in connection with such
work.  Tenant  acknowledges and agrees that if for any reason  whatsoever Tenant
shall  utilize a roofer  other than one that is  approved in writing by Landlord
for the making of any  penetrations  of the roof of the  Building in  connection
with  the  installation  of any Roof  Equipment,  then  and in such  event,  (i)
Landlord  shall have the  right,  at its sole  option,  and at the sole cost and
expense of Tenant, to remove and repair any such penetrations of the roof of the
Building  made by  Tenant,  and Tenant  shall  reimburse  Landlord  for the cost
thereof  within 30 days after  being  billed  therefor by  Landlord,  and (ii) a
Default shall be deemed to have occurred pursuant to the terms and conditions of
this Lease. In connection with any entry upon the roof of the Building by Tenant
or any of the agents,  employees and contractors of Tenant pursuant to the terms
and  conditions  of Section  15.14 of this Lease in order to  install,  operate,
maintain,  repair and/or replace any of the Roof  Equipment,  neither Tenant nor
any of the agents,  employees or contractors of Tenant shall cause any damage to
the roof of the  Building or take any action,  or fail to take any action,  that
shall  result in a breach or  invalidation  of any  manufacturer's  warranty  or
guaranty  in  effect  at such time  with  respect  to the roof of the  Building.
Furthermore,  Tenant shall indemnify, defend, protect and hold harmless Landlord
from and against all losses, liabilities, claims, damages, costs and/or expenses
(including,  without  limitation,  attorneys'  fees) that Landlord may suffer or
incur,  or which  may be  asserted  at any  time  against  Landlord,  in any way
relating to the installation,  operation, maintenance, repair and/or replacement
of  the  Roof  Equipment  by  Tenant  or any of  the  agents,  employees  and/or
contractors  of Tenant or any breach or  invalidation  of any roof  warranty  or
guaranty in effect with respect to the roof of the Building caused thereby.

         (d) All Roof  Equipment  installed by Tenant  pursuant to the preceding
provisions of Section 15.14 of this Lease shall be deemed to be  alterations  of
the  Premises  made by Tenant that are governed by the terms and  conditions  of
this Lease, as applicable,  and Tenant shall, at Tenant's sole cost and expense,
except if notified  prior to the  Expiration  Date by Landlord to the  contrary,
remove all such Roof  Equipment  from the roof of the  Building on or before the
Expiration Date or the date of any sooner  termination of the Term in accordance
with the terms and conditions of this Lease and restore the roof of the Building
to its  condition  as  existing  prior  to the  installation  of all  such  Roof
Equipment by Tenant.

         15.15.  WAIVER OF JURY TRIAL.  LANDLORD  AND TENANT EACH WAIVE TRIAL BY
     JURY IN ANY ACTION,  PROCEEDING,  OR COUNTERCLAIM  BROUGHT BY EITHER OF THE
     PARTIES AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY
     WAY  CONNECTED  WITH THIS LEASE OR ITS  TERMINATION,  THE  RELATIONSHIP  OF
     LANDLORD AND TENANT, TENANT'S USE OR OCCUPANCY OF THE PREMISES,  AND/OR ANY
     CLAIM, INJURY OR DAMAGE RELATED THERETO.

         15.16. Intentionally Omitted.

         15.17. Landlord's Work.

         (a) For purposes of this Lease, "Landlord's Work" means,  collectively,
the alterations and improvements to the interior of the Premises and portions of
the Common Areas to be  constructed  and/or  installed by Landlord in accordance
with the terms and conditions of this Lease, as more  particularly  described on
Schedule  1 attached  to and  hereby  made a part of this Lease and on the space
plan approved by Landlord and Tenant  attached to and hereby made a part of this
Lease  as  Schedule  1-A  (the  "Approved  Space  Plan").   Landlord  shall  use
commercially reasonable efforts to "Substantially  Complete" the Landlord's Work
not later than December 15, 2008 (the "Substantial Completion Target Date"). For
purposes of this Lease, the Landlord's Work shall be deemed to be "Substantially
Complete"  as of the date on  which  the  general  contractor  or the  architect
employed by Landlord with respect to the construction and/or installation of the
Landlord's Work shall certify to Landlord that: (i) the Landlord's Work has been
substantially completed in all material respects in accordance with the Approved
Landlord's Work Plans (as defined in Section 15.17(c) of this Lease); and (ii) a
temporary  or  permanent  certificate  of  occupancy  has  been  issued  by  the
governmental  authority having  jurisdiction with respect to the Landlord's Work
or the governmental authority having jurisdiction with respect to the Landlord's
Work has otherwise evidenced its approval of the Landlord's Work. Landlord shall
have no liability whatsoever to Tenant in the event that Landlord shall fail for

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<PAGE>
any reason whatsoever to Substantially Complete the Landlord's Work on or before
the Substantial Completion Target Date (including,  without limitation,  for any
damages that Tenant may suffer as a result thereof or in connection  therewith);
provided,  however,  in such event,  Landlord shall use commercially  reasonable
efforts  to  Substantially  Complete  the  Landlord's  Work as soon as  possible
thereafter.  Landlord shall use commercially  reasonable efforts to complete any
portions or aspects of the  Landlord's  Work which shall be incomplete as of the
date of  Substantial  Completion  of the  Landlord's  Work  as soon as  possible
thereafter.  Notwithstanding  the  foregoing  terms and  conditions  of  Section
15.17(a)  of this  Lease,  in the event  that the  Landlord's  Work shall not be
Substantially  Completed  by  Landlord on or before the  Substantial  Completion
Target  Date as a result  of any  default  or delay on the part of  Tenant  with
respect to the  obligations of Tenant set forth in this Lease,  then and in such
event,  for (A) all intents and purposes of this Lease the Landlord's Work shall
be  deemed to have  been  Substantially  Completed  by  Landlord  as of the date
Landlord shall determine,  in the sole opinion of Landlord,  that Landlord would
have  Substantially  Completed the Landlord's Work but for such default or delay
on the part of Tenant, and (B) not later than 10 days after written demand shall
be made therefor by Landlord of Tenant,  Tenant shall reimburse Landlord for all
additional  costs and/or expenses (if any) that Landlord shall incur as a result
thereof  in  connection  with  the  construction   and/or  installation  of  the
Landlord's Work. Notwithstanding anything to the contrary set forth elsewhere in
this  Lease,  neither  the  completion  nor the  Substantial  Completion  of the
Landlord's  Work  shall  be a  condition  precedent  to  the  occurrence  of the
Commencement  Date on the date set  forth  for the same in  Section  1.2 of this
Lease or to the effectiveness of any of the agreements, covenants or obligations
of  Tenant  set  forth in this  Lease  that in  accordance  with the  terms  and
conditions  of this Lease are to  commence  on or after such  Commencement  Date
(including as to the payment of Rent).

         (b) The  Landlord's  Work  shall be  constructed  and/or  installed  by
Landlord using contractors (and subcontractors, if deemed necessary by Landlord)
selected by Landlord,  in  Landlord's  sole and absolute  discretion,  as having
experience  in  connection  with  the   construction   and/or   installation  of
alterations  and  improvements  similar in nature to the  Landlord's  Work.  All
permits and governmental approvals of any kind whatsoever that shall be required
to be obtained in connection with the  construction  and/or  installation of the
Landlord's  Work  (collectively,  the  "Landlord's  Work Permits and Approvals")
shall be  obtained  by  Landlord,  at  Landlord's  sole  cost and  expense.  The
Landlord's Work shall be constructed  and/or installed in a good and workmanlike
manner  and in  accordance  with  (i)  all  Applicable  Requirements,  (ii)  all
Landlord's  Work Permits and Approvals,  and (iii) the Approved  Landlord's Work
Plans. All of the costs and expenses incurred by Landlord in connection with the
construction  and/or  installation  of the  Landlord's  Work  shall  be  paid by
Landlord, at Landlord's sole cost and expense.

         (c) For purposes of this Lease, "Approved Landlord's Work Plans" means,
collectively, the final construction drawings, plans and specifications prepared
by Landlord in accordance  with the terms and conditions of this Lease,  setting
forth the scope and details of the Landlord's  Work.  Promptly after the Date of
Lease,  Landlord  shall cause the  architect  employed by Landlord in connection
with the design,  construction  and/or  installation  of the Landlord's  Work to
prepare  construction   drawings,   plans  and  specifications   describing  the
Landlord's Work that shall be consistent in all material respects with the scope
of the  Landlord's  Work as shown on the Approved  Space Plan.  Landlord or such
architect shall deliver to Tenant copies of such  construction  drawings,  plans
and  specifications  and  Tenant  shall  advise  Landlord  in writing as soon as
possible  thereafter of any comments Tenant may have regarding such construction
drawings, plans and specifications.  Any failure on the part of Tenant to advise
Landlord in writing of any comments that Tenant may have about such construction
drawings,  plans and  specifications  within 10 days after  delivery  thereof to
Tenant shall be deemed to constitute  Tenant's  approval in all respects of such
construction drawings, plans and specifications. Notwithstanding anything to the
contrary  set forth  elsewhere  in this  Lease,  the scope  and  details  of the
Approved  Landlord's  Work Plans shall be determined by Landlord,  in Landlord's
sole but reasonable  discretion,  so long as the Approved  Landlord's Work Plans
shall be  consistent  in all material  respect with the scope and details of the
Landlord's Work as set forth on the Approved Space Plan.

         (d) Except to the limited  extent,  if any, set forth elsewhere in this
Lease,  Tenant  hereby  acknowledges  and agrees that (i)  Landlord  has made no
representations or warranties whatsoever to Tenant with respect to the Premises,
the  condition  of the  Premises,  or the  suitability  for use by Tenant of the
Premises in connection with the business operations of Tenant, and (ii) Landlord
has no  obligation  to Tenant  whatsoever,  pursuant to this Lease or otherwise,
with respect to the obtaining or maintaining  during or prior to the Term of any
governmental approvals,  consents,  licenses,  permits or certificates of use or
occupancy  other than the  Landlord's  Work Permits and Approvals  (collectively
(but not including the Landlord's Work Permits and Approvals), the "Governmental
Authorizations") that shall or may be a condition of, required or necessary for,
or desired by Tenant in connection with, the use or occupancy of the Premises by
Tenant  pursuant  to  this  Lease  and  that  any  and  all  such   Governmental
Authorizations  that  shall  or  may  be  such a  condition  of or so  required,
necessary or desired in connection  with the use or occupancy of the Premises by
Tenant pursuant to this Lease shall be obtained and/or  maintained by Tenant, at
Tenant's  sole  cost  and  expense.  The  obtaining  of  any  such  Governmental
Authorizations  shall not be a condition  precedent to the  commencement  of the
Term on the Commencement Date, the occurrence of the Base Rent Commencement Date
or the  effectiveness  of any of the  agreements,  covenants or  obligations  of
Tenant that pursuant to the terms and  conditions  of this Lease  commence on or
after either such dates (including as to the payment of Rent). Furthermore,  and
based  upon an  inspection  of the  Premises  by Tenant on or before the Date of
Lease,  but subject to the  completion  of the  Landlord's  Work,  Tenant hereby
acknowledges  and agrees  that (A) the  Premises  are being  leased to Tenant by
Landlord in their "as is,  where is and with all  defects"  condition  as of the
Base  Rent  Commencement  Date,  and  (B)  Landlord  shall  have  no  obligation
whatsoever,  pursuant to this Lease or  otherwise,  to make any  alterations  or
improvements  to or with respect to the  Premises.  The entry of Tenant upon the
Premises on the Base Rent Commencement  Date shall evidence Tenant's  acceptance
of the Premises in all respects and Tenant's  satisfaction  in all respects that
the Premises are on and as of such date in the  condition  required  pursuant to
this Lease.

                                       22
<PAGE>

         (e)  Notwithstanding  anything to the contrary  set forth  elsewhere in
this Lease,  in the event that the  Landlord's  Work shall not be  Substantially
Completed by Landlord on or before the Substantial  Completion Target Date, then
and in such event:  (i) Subject to the terms and conditions of Section  15.17(a)
of this Lease, the Base Rent  Commencement Date shall be that date following the
Substantial Completion Target Date as of which Landlord shall determine,  in the
sole  opinion  of  Landlord,  to be the  day  after  the  date as of  which  the
Landlord's Work shall have been Substantially  Completed;  (ii) If the Base Rent
Commencement  Date is the 1st day of a calendar month, the Expiration Date shall
be that date which is the last day of the 123rd full  calendar  month  occurring
after the calendar month in which the Base Rent  Commencement  Date shall occur;
(iii) If the Base Rent Commencement Date is not the 1st day of a calendar month,
the  Expiration  Date  shall be the last day of the 124th  full  calendar  month
occurring  after the  calendar  month in which the Base Rent  Commencement  Date
shall occur;  (iv) That portion of the original Term commencing on the Base Rent
Commencement  Date shall be 124 months plus, if the Base Rent  Commencement Date
is not the 1st day of a calendar month,  the number of days occurring during the
period of time commencing on the Base Rent  Commencement  Date and ending on the
last day of the calendar month in which Base Rent Commencement Date shall occur;
and (v) The 3rd and each of the succeeding  periods of time described in Section
1.3(a) of this Lease shall be adjusted so as to commence,  respectively,  on the
1st days of each of the 1st, 5th, 13th,  25th,  37th,  49th,  61st,  73rd, 85th,
97th,  109th and 121st full calendar months occurring during that portion of the
original Term commencing on the Base Rent Commencement Date.

         (f)  Nothing  set forth in this Lease  shall be  construed  to obligate
Tenant to remove  from the  Premises  on or before  the  Expiration  Date or any
earlier date as of which the Term shall terminate any of the Landlord's Work.

         15.18. Renewal Terms.

         (a) For purposes of this Lease,  "First Renewal Term" means that period
of time comprising 5 years,  commencing on the day following the Expiration Date
of the original Term and ending on the 5th anniversary of the Expiration Date of
the original Term. For purposes of this Lease,  "Second Renewal Term" means that
period of time  comprising 5 years,  commencing on the day after the last day of
the First Renewal Term and ending on the 5th  anniversary of the last day of the
First  Renewal  Term.  The First  Renewal  Term and the Second  Renewal Term are
sometimes in this Lease also each referred to  individually  as a "Renewal Term"
and  collectively as the "Renewal Terms".  For purposes of this Lease,  "Renewal
Term  Election  Notice" means a notice given by Tenant to Landlord in accordance
with the terms and  conditions  of Section 15.18 of this Lease on or before that
date which is 12 months prior to the  beginning of a Renewal  Term,  pursuant to
which Tenant shall advise Landlord that Tenant is electing to renew the Term for
such Renewal Term in accordance  with the terms and  conditions of Section 15.18
of this Lease.  For purposes of this Lease,  "Renewal Term Election Notice Date"
means  the date of the  Renewal  Term  Election  Notice,  if given by  Tenant to
Landlord in  accordance  with the terms and  conditions of Section 15.18 of this
Lease.  In the event that Tenant shall fail to deliver the Renewal Term Election
Notice on or before  that  date  which is 12 months  prior to the 1st day of the
First Renewal Term, Tenant shall be deemed to have waived, fully, finally and in
all respects,  all of its rights to extend the original Term pursuant to Section
15.18 of this Lease.  In the event that Tenant shall fail to deliver the Renewal
Term  Election  Notice on or  before  the date  which is 12 months  prior to the
beginning  of the  Second  Renewal  Term,  Tenant  shall be deemed to have fully
waived,  finally and in all  respects,  all of its rights to extend the Term for
the Second Renewal Term pursuant to Section 15.18 of this Lease.

         (b) In the event that Tenant  shall  desire to exercise its right under
Section  15.18 of this Lease to renew the  original  Term for the First  Renewal
Term,  Tenant  shall  deliver a Renewal  Term  Election  Notice to  Landlord  in
accordance  with the terms and  conditions  of Section 15.18 of this Lease on or
before  that date which is 12 months  prior to the 1st day of the First  Renewal
Term.  In the event that Tenant shall desire to exercise its right under Section
15.18 of this Lease to renew the Term for the Second Renewal Term,  Tenant shall
deliver a Renewal Term Election  Notice to Landlord in accordance with the terms
and conditions of Section 15.18 of this Lease on or before that date which is 12
months prior to the 1st day of the Second  Renewal  Term.  Any renewal by Tenant
for a Renewal Term in accordance  with the terms and conditions of Section 15.18
of this Lease shall be upon all of the terms and conditions of this Lease except
that:

            (i) Tenant  shall have no further  right to renew or extend the Term
beyond the last day of the last Renewal Term  becoming  effective in  accordance
with Section 15.18 of this Lease.

            (ii)  Landlord  shall  have no  obligation  whatsoever  to make  any
alterations  or  improvements  to the  Premises  for or on  behalf  of Tenant in
connection with a Renewal Term (irrespective as to whether Landlord had any such
obligations  pursuant to this Lease with regard to alterations  or  improvements
with respect to the original Term and/or the First Renewal Term as applicable).

            (iii)  Landlord  shall have no  obligation  whatsoever  to extend to
Tenant with  respect to any Renewal Term any periods of "free rent" or any other
rent  concessions of any kind  (irrespective as to whether Landlord had any such
obligations  pursuant to this Lease with  regard  periods of "free rent" or rent
concessions  with respect to the original  Term and/or the First Renewal Term as
applicable).

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<PAGE>

            (iv) The monthly installments of Base Rent required pursuant to this
Lease to be paid by Tenant to Landlord for the Premises  with respect to each of
the  years  of a  Renewal  Term  shall  be  determined  in  accordance  with the
succeeding  terms and  conditions of Section  15.18(b) of this Lease;  provided,
however,  and  notwithstanding  anything to the contrary set forth  elsewhere in
Section 15.18 of this Lease,  in no event shall any monthly  installment of Base
Rent (as determined on a per square foot per annum basis,  in order to take into
account any increase or decrease in the amount of square footage in the Premises
agreed to by  Landlord  and Tenant at any time  during the Term)  required to be
paid by Tenant to Landlord for the Premises  pursuant to this Lease with respect
to any year of a Renewal  Term be less than that amount  equal to the product of
(A) 1.025 and (B) the greatest monthly installment of Base Rent required to have
been paid by Tenant to  Landlord  for the  Premises  pursuant  to this  Lease in
regard to any month of the original  Term or, in the case of the Second  Renewal
Term,  in regard to any month of the original Term or the First Renewal Term, in
each case expressed on a per square foot per annum basis.

            (v) Eleven months prior to the  commencement  of a Renewal Term, the
Parties shall  negotiate in good faith to determine the monthly  installments of
Base Rent  required  to be paid by  Tenant to  Landlord  for the  Premises  with
respect  to each of the  months  of the 1st year of such  Renewal  Term and each
subsequent  year of such Renewal Term. If agreement  cannot be reached within 60
days,  then  Landlord and Tenant shall each, no later than 270 days prior to the
commencement of such Renewal Term, make reasonable  determinations as to (A) the
monthly fair market rental for the Premises as of the 1st day of the 1st year of
such Renewal Term and (B) the fair market  value  annual rate of  escalation  to
apply in  connection  with the monthly  installments  of Base Rent to be paid by
Tenant to Landlord for the Premises in each subsequent year of such Renewal Term
(the "Annual Base Rent Escalation  Rate"),  and submit such  determinations,  in
writing, to arbitration in accordance with the following provisions:

               (A) No  later  than 260 days  prior to the  commencement  of such
Renewal Term,  Landlord and Tenant shall each select an office leasing broker to
act as an arbitrator.  The two arbitrators so appointed shall, no later than 250
days prior to the  commencement  of such Renewal Term,  select a third  mutually
acceptable office leasing broker to act as a third arbitrator.

               (B) The three arbitrators,  acting by a majority,  shall no later
than 200 days prior to the  commencement  of such Renewal  Term,  determine  the
actual  monthly fair market rental for the Premises as of the 1st day of the 1st
year of such Renewal Term and the Annual Base Rent Escalation Rate. The decision
of a majority of the arbitrators shall be binding on the Parties. Subject to the
limitations  set forth in Section  15.18(b)(iv)  of this Lease,  (I) the monthly
fair market rental  determination  of Landlord or Tenant which is closest to the
monthly fair market rental as determined by the arbitrators shall be the monthly
Base Rent for the 1st year of such Renewal Term, and (II) the  determination  of
Landlord or Tenant as to the Annual Base Rent  Escalation  Rate which is closest
to the Annual Base Rent Escalation  Rate determined by the arbitrators  shall be
the Annual Base Rent Escalation Rate that shall be used to determine the monthly
installments  of Base Rent  required  to be paid by Tenant to  Landlord  for the
Premises with respect to the 2nd and each succeeding year of such Renewal Term.

               (C) If either  of the  Parties  fails to  appoint  an  arbitrator
within the period required by Section  15.18(b)(v)(A) of this Lease, then and in
such event the arbitrator  timely  appointed  shall determine the actual monthly
fair  market  rental for the  Premises as of the 1st day of the 1st year of such
Renewal  Term and the Annual Base Rent  Escalation  Rate.  The  decision of such
timely  appointed  arbitrator  shall be binding on the  Parties.  Subject to the
limitations  set forth in Section  15.18(b)(iv)  of this Lease,  (I) the monthly
fair market rental  determination  of Landlord or Tenant which is closest to the
monthly fair market  rental as determined  by such timely  appointed  arbitrator
shall be the monthly Base Rent for the 1st year of such Renewal  Term,  and (II)
the  determination  of Landlord or Tenant as to the Annual Base Rent  Escalation
Rate which is closest to the Annual Base Rent Escalation Rate determined by such
timely  appointed  arbitrator shall be the Annual Base Rent Escalation Rate that
shall be used to determine the monthly  installments of Base Rent required to be
paid by Tenant to Landlord  for the  Premises  with  respect to the 2nd and each
succeeding year of such Renewal Term.

               (D) The  entire  cost of any  such  arbitration  shall be paid in
equal shares by the Parties.

               (E) Notwithstanding anything to the contrary set forth in Section
15.18 of this Lease, Tenant shall have the right, at its sole option, to rescind
any Renewal Term Election Notice duly and properly  theretofore  given by Tenant
to Landlord  with  respect to a Renewal  Term at any time on or before that date
which is 180 days  prior to the  commencement  of such  Renewal  Term by  giving
notice  thereof  to  Landlord,  whereupon  such  Renewal  Term  shall not become
effective and Tenant shall pay the entire cost of any arbitration  undertaken by
the Parties  pursuant to the preceding terms and conditions of Section  15.18(b)
of this Lease with respect to the Renewal Term,  and thereupon  this Lease shall
be construed as if Tenant had never given to Landlord any Renewal Term  Election
Notice with respect to such Renewal Term.  Tenant hereby  acknowledges  that the
right  granted  by  Landlord  to  Tenant  pursuant  to the  preceding  terms and
conditions  of Section  15.18(b)(v)(E)  of this Lease to rescind a Renewal  Term
Election  Notice must be exercised  by Tenant (if at all) in a timely  manner in
accordance with the terms and conditions of Section 15.18(b)(v)(E) of this Lease
and if Tenant  shall  fail for any  reason  whatsoever  to give such a notice to
rescind  to  Landlord  in a timely  manner  in  accordance  with the  terms  and
conditions of Section  15.18(b)(v)(E)  of this Lease,  Tenant shall be deemed to
have waived  such right to rescind  such  Renewal  Term  Election  Notice in all
respects and, fully, finally and forever.

         (c)  Notwithstanding  anything to the contrary  set forth  elsewhere in
this Lease: (i) Tenant shall have no right to exercise any of the rights granted
by  Landlord  to Tenant  pursuant  to  Section  15.18 of this Lease to renew the
original  Term for the First  Renewal  Term or to renew the Term for the  Second
Renewal Term, as applicable,  if either on the Renewal Term Election Notice Date

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<PAGE>

with respect to either the First  Renewal Term or the Second  Renewal  Term,  as
applicable,  or on the day before the 1st day of a Renewal Term, Tenant shall be
in default with respect to any of the agreements,  covenants or,  obligations of
Tenant set forth in this Lease;  and (ii) In the event that Tenant shall fail to
renew the original Term for the First Renewal Term for any reason,  Tenant shall
be deemed to have  waived  fully and  forever all of its right to renew the Term
for the Second Renewal Term.

         15.19. Tenant's Right of Early Entry.

         (a) For purposes of this Lease,  "Early Entry Date" means that date, as
determined  by Landlord,  that is  approximately  45 days prior to the Base Rent
Commencement  Date. For purposes of this Lease,  "Early Entry Period" means that
period of time  commencing  on the Early Entry Date and ending on the day before
the Base Rent  Commencement  Date.  For  purposes  of this Lease,  "Early  Entry
Purposes"  means the entry to and within the  Premises by Tenant and the agents,
employees  and  contractors  of Tenant  pursuant to the terms and  conditions of
Section  15.19 of this Lease for purposes of making the  Premises  ready for use
and  occupancy  by  Tenant  as of the Base Rent  Commencement  Date  (including,
without limitation,  with regard to the installation of wiring for telephone and
cable systems and the  installation  of  furniture).  Landlord shall endeavor to
give not less than 5 days' prior  notice to Tenant as to the  anticipated  Early
Entry Date; provided,  however, that the failure on the part of Landlord to give
notice thereof to Tenant shall not constitute a default by Landlord with respect
to any of the  agreements or  obligations of Landlord set forth in this Lease or
affect the  effectiveness  of any of the agreements or obligations of Tenant set
forth in this Lease.

         (b)  Subject to the terms and  conditions  of Section  15.19(b) of this
Lease,  Tenant  shall  have the right to enter upon the  Premises  for the Early
Entry  Purposes at any time or times  during  normal  business  hours during the
Early Entry Period.  Any entry by Tenant and/or any of the agents,  employees or
contractors of Tenant upon the Premises  during the Early Entry Period  pursuant
to Section  15.19 of this Lease  shall be at the sole risk and expense of Tenant
and,  except as otherwise in Section 15.19 of this Lease  provided,  upon all of
the terms and conditions of this Lease;  provided,  however,  that in connection
with any such early  entry  during the Early Entry  Period upon the  Premises by
Tenant  and/or any of the agents,  employees or  contractors  of Tenant,  Tenant
shall have no  obligation  to make any  payments to Landlord  with regard to the
Early  Entry  Period of Base Rent or on account of Tenant's  Share of  Operating
Expenses.  In connection with any entry upon the Premises during the Early Entry
Period by Tenant or any of the agents,  employees or contractors  of Tenant,  at
Tenant's  sole  cost and  expense,  Tenant  shall  cooperate,  fully  and in all
respects,  and cause its agents,  employees and contractors to cooperate,  fully
and in all  respects,  with  Landlord so as to avoid any  interference  with, or
disruption  to,  the  activities  of  Landlord  and the  agents,  employees  and
contractors  of  Landlord  in the  Premises  during the Early  Entry  Period for
purposes of constructing  and/or  installing the Landlord's  Work.  Tenant shall
indemnify,  defend, protect and hold harmless Landlord and the agents, employees
and  contractors  of Landlord from and against any and all losses,  liabilities,
damages, claims, demands, costs and/or expenses (including,  without limitation,
reasonable  attorneys'  fees) that  Landlord or any of the agents,  employees or
contractors  of Landlord may suffer or incur,  or which may be asserted  against
Landlord or any of the agents, employees or contractors of Landlord, as a result
of, or in connection  with, the entry by Tenant or any of the agents,  employees
or contractors of Tenant upon the Premises during the Early Entry Period for the
Early Entry Purposes.

         15.20. Reserved Parking Rights of Tenant.

         (a) For  purposes of this Lease,  "Tenant's  Reserved  Parking  Spaces"
means the 4 parking  spaces in the locations  shown on Exhibit A located  within
the  portion of the Common  Areas  designated  by  Landlord  for the  parking of
automobiles and labeled on Exhibit A as "Tenant's  Reserved Parking Spaces".  At
Tenant's  option,  Tenant  shall  have the  right to use the  Tenant's  Reserved
Parking  Spaces on an exclusive  and reserved  basis at any and all times during
that portion of the Term commencing on the Base Rent  Commencement  Date for the
parking of  automobiles  by Tenant and the agents,  employees  and  customers of
Tenant.

         (b) Any use by Tenant of Tenant's  Reserved Parking Spaces shall be (i)
subject to all of the terms and conditions of this Lease,  (ii) at Tenant's sole
risk and expense, (iii) in compliance with all Applicable Requirements, and (iv)
in  compliance  with any and all rules and  regulations  relating  thereto  that
Landlord, at Landlord's sole option, may promulgate from time to time during the
Term.  Landlord  shall have no liability  whatsoever,  pursuant to this Lease or
otherwise,  to Tenant in  connection  with any  damage or theft of any  personal
property (including, without limitation, trucks, trailers and other vehicles) or
any injury or death to persons or property that may occur at Landlord's  Parking
Lot or arise in  connection  with  Tenant's  use of  Tenant's  Reserved  Parking
Spaces. Landlord shall have no obligation whatsoever,  pursuant to this Lease or
otherwise,  to make any  repairs  or  replacements  whatsoever  with  respect to
Landlord's Parking Lot or to undertake any maintenance in connection  therewith,
it being  agreed by Landlord  and Tenant that Tenant  shall have use of Tenant's
Reserved  Parking  Spaces on an "as is,  where is and with all  defects"  basis.
Notwithstanding  anything to the  contrary  set forth  elsewhere  in this Lease,
Tenant  shall  indemnify,  defend,  protect  and hold  Landlord  and the agents,
employees  and  contractors  of Landlord  harmless  from and against any and all
losses, liabilities,  damages, claims, costs and/or expenses (including, without
limitation,  reasonable  attorneys'  fees) that Landlord may suffer or incur, or
that may be asserted  against  Landlord,  as a result of, or in connection with,
any use by  Tenant  or any of the  agents,  employees,  contractors,  licensees,
invitees and/or customers of Tenant of any of Tenant's  Reserved Parking Spaces.
The  indemnification  obligations  of Tenant set forth in Section  15.20 of this
Lease shall  survive the  Expiration  Date or any earlier  date as of which this
Lease shall  terminate.  Landlord  specifically  reserves the right from time to

                                       25
<PAGE>

time to change the size, configuration,  design, layout and other aspects of the
parking  areas on the  exterior  of the  Property;  provided,  however,  that no
exercise by Landlord of any of the rights described in the preceding  provisions
of this  sentence  shall  cause to occur any  relocation  of  Tenant's  Reserved
Parking  Spaces.  Tenant  acknowledges  and agrees that  Landlord  may,  without
incurring  any  liability to Tenant and without any abatement of Rent under this
Lease,  from time to time close off or restrict  access to the parking  area for
purposes of permitting or  facilitating  any such  construction,  alterations or
improvements.

         (c) The rights granted by Landlord to Tenant  pursuant to Section 15.20
of this Lease are granted by Landlord to Tenant at no additional cost to Tenant.
Notwithstanding  anything  to the  contrary  set forth  elsewhere  in this Lease
(including,  without limitation,  in Section 2 of this Lease), those portions of
the Property on which  Tenant's  Reserved  Parking  Spaces are located  shall be
deemed to be a part of the Common Areas for purposes of this Lease.

         15.21. Right of First Offer.

         (a)  If at  any  time  during  the  Term  on or  after  the  Base  Rent
Commencement  Date Landlord shall become aware of the  availability or impending
availability for lease of that certain space in the Building which is contiguous
to the Premises (such space being  sometimes  hereinafter  referred to as "Offer
Space"),  Landlord  shall notify  Tenant  thereof (the  "Landlord's  Offer Space
Notice").  The Landlord's Offer Space Notice shall describe the date as of which
the Offer  Space  shall be  available  for  lease,  the period of time for which
Landlord shall offer the Offer Space for lease to Tenant (the "Offer Space Lease
Term"),  and the terms and  conditions  under which Landlord is willing to lease
the Offer Space to Tenant during the Offer Space Lease Term (provided,  however,
that the Base Rent required to be paid by Tenant to Landlord for the Offer Space
with  respect  to the Offer  Space  Lease  Term  shall (i) be paid at that rate,
expressed  on a per square foot per annum basis,  as  Landlord,  in the sole and
absolute  discretion  of Landlord,  shall deem to be the "fair market  value" of
such Base Rent for the Offer  Space as of the 1st day of the Offer  Space  Lease
Term, and (ii) increase,  on an annual basis,  in accordance with the escalation
factor(s) that Landlord, in Landlord's sole and absolute discretion,  shall deem
to be the "fair market value"  annual  escalation  factor(s)  applicable to such
Base Rent for the Offer Space from time to time  during and with  respect to the
years of the Offer Space Lease Term).  Notwithstanding  the foregoing  sentence,
Landlord shall have no obligation whatsoever (A) to construct and/or install, at
Landlord's  sole cost and expense or otherwise,  or to reimburse  Tenant for the
cost  of,  any  alterations  or  improvements  of any  kind to the  Offer  Space
(including,  without  limitation,  any  alterations or  improvements  similar or
dissimilar  in nature to the  Landlord's  Work),  and/or (B) to extend to Tenant
with  respect to the Offer  Space for the Offer  Space Lease Term any periods of
"free  rent" or any  other  rent  concessions  of any kind  (irrespective  as to
whether  Landlord  is  obligated  pursuant to this Lease to extend to Tenant and
periods of "free rent" or other rent  concessions  for the Premises with respect
to the Term).  In the event that  Tenant  shall  desire to lease the Offer Space
from Landlord on the terms and  conditions  set forth in Landlord's  Offer Space
Notice,  then and in such event,  Tenant  shall give notice  thereof to Landlord
(the  "Tenant's  Offer Space  Notice")  not later than 10 days after the date of
Landlord's Offer Space Notice and Landlord and Tenant shall enter into a legally
binding  amendment  to this Lease on or before  that date which is 15 days after
the  date of  Landlord's  Offer  Space  Notice  setting  forth  such  terms  and
conditions  pursuant  to which the Offer  Space  shall be leased by  Landlord to
Tenant.  If for any reason  whatsoever  Tenant shall not give the Tenant's Offer
Space  Notice to Landlord on or before that date which is 10 days after the date
of the Landlord's Offer Space Notice or Landlord and Tenant shall not enter into
such an  amendment on or before that date which is 15 days after the date of the
Landlord's  Offer  Space  Notice,  then and in either of such  events,  Tenant's
rights  with  respect to the Offer  Space as set forth in Section  15.21 of this
Lease shall expire  immediately  and Landlord shall  thereupon have the right to
enter  into a lease  with any third  party for the Offer  Space on any terms and
conditions as upon which  Landlord and such third party shall agree  (including,
without  limitation,  any terms and conditions that are similar or dissimilar to
the terms and conditions  described in the preceding provisions of Section 15.21
of this Lease).

         (b)  Notwithstanding  anything to the contrary  set forth  elsewhere in
this Lease,  Tenant's rights under Section 15.21 of this Lease:  (i) are granted
by  Landlord  exclusively  to the  originally  named  Tenant  under this  Lease,
Carrollton  Bancorp,  and shall not be assignable to or exercisable by any other
person or party;  (ii)  shall  expire  immediately  upon the  occurrence  of any
default  by  Tenant  with  respect  to  any  of  the  agreements,  covenants  or
obligations  of Tenant set forth in this Lease;  (iii)  terminate  automatically
upon the  failure of Tenant to give a Tenant's  Offer  Space  Notice to Landlord
within 10 days after the date of Landlord's  Offer Space Notice,  as provided in
Section 15.21 of this Lease;  (iv) terminate  automatically  upon the failure of
Tenant to enter into an amendment  to this Lease with  Landlord on the terms and
conditions  set forth in the preceding  provisions of this Section 15.21 of this
Lease within 15 days after the date of the  Landlord's  Offer Space Notice;  and
(v) shall be subject and  subordinate,  in all respects and at all times, to any
and all Preferential  Rights (herein  defined)  applicable to the Offer Space or
any portion  thereof,  or to any other space in the  Building of which the Offer
Space or any  portion  thereof  shall be a part,  granted  by  Landlord  (or any
predecessor-in-interest of Landlord) on or after, or prior to, the Date of Lease
for the benefit of any  existing or future  tenant or occupant of the  Property.
For purposes hereof,  "Preferential Rights" means all rights of renewal,  rights
of first refusal,  rights of first offer, rights to expansion space or any other
rights or  agreements  similar or dissimilar  to the  foregoing  concerning  the
future or the potential leasing of the Offer Space or any portion thereof or any
other space in the  Building  of which the Offer  Space or any  portion  thereof
shall be a part.

         15.22. Tenant's Right of Early Termination.

         (a) For purposes of this Lease,  "Amortizable Amount" means that amount
equal to the sum of (i) the brokerage fees and  commissions  paid by Landlord to
Landlord's  Broker and by  Landlord to Tenant's  Broker in  connection  with the

                                       26
<PAGE>

negotiation and execution of this Lease, (ii) all reasonable attorneys' fees and
related  expenses  paid by  Landlord  in  connection  with the  negotiation  and
execution of this Lease,  and (iii) the actual cost of the Landlord's  Work. For
purposes of this Lease,  "Non-Amortized Balance" means, at the time in question,
the outstanding and unpaid  principal  balance of a fully amortizing loan in the
amount of the  Amortizable  Amount  payable  in equal  monthly  installments  of
principal  and  interest  at the rate of 9.00% per annum over a term of 124 full
calendar  months  commencing  on the  1st  day of the 1st  full  calendar  month
occurring  during that portion of the original Term  commencing on the Base Rent
Commencement Date.

         (b) Subject to the terms and conditions of Section 15.22 of this Lease,
Tenant shall have the right, at Tenant's sole option, to terminate this Lease as
of the last day of the 60th full calendar month occurring during that portion of
the original Term  commencing on the Base Rent  Commencement  Date by giving not
less than 6 months' prior notice thereof to Landlord and paying to Landlord,  at
the time of the giving of such notice to Landlord, a lease termination fee equal
to the sum of (i) that amount of money equal to the Non-Amortized  Balance as of
the last day of the 60th full calendar  month  occurring  during that portion of
the  original  Term  commencing  on the  Base  Rent  Commencement  Date and (ii)
$135,285.48.

         (c) Subject to the terms and conditions of Section 15.22 of this Lease,
Tenant shall have the right, at Tenant's sole option, to terminate this Lease as
of the last day of the 84th full calendar month occurring during that portion of
the original Term  commencing on the Base Rent  Commencement  Date by giving not
less than 6 months' prior notice thereof to Landlord and paying to Landlord,  at
the time of the giving of such notice to Landlord, a lease termination fee equal
to the sum of (i) that amount of money equal to the Non-Amortized  Balance as of
the last day of the 84th full calendar  month  occurring  during that portion of
the  original  Term  commencing  on the  Base  Rent  Commencement  Date and (ii)
$142,134.30.

         (d) Upon the request of Tenant made at any time following completion of
the Landlord's  Work,  Landlord shall notify Tenant of the  Amortizable  Amount,
which notification shall set forth in detail reasonably acceptable to Tenant the
items  includable  in  the  Amortizable  Amount.  All  determinations  as to the
Amortizable Amount shall be made by Landlord,  in Landlord's sole but reasonable
discretion,  and shall be  conclusive  and binding in all respects upon Landlord
and Tenant absent manifest error.

         (e)  Notwithstanding  anything to the contrary  set forth  elsewhere in
this  Lease:  (i)  Tenant  shall  have no right to  exercise  any right of early
termination  granted by  Landlord to Tenant  pursuant  to Section  15.22 of this
Lease if, either at the time notice thereof is given by Tenant to Landlord or as
of the date  identified  by  Tenant  in such  notice  as being the date of early
termination of the Term, a default shall exist under the terms and conditions of
this Lease with respect to any  agreement,  covenant or obligation of Tenant set
forth in this Lease;  and (ii) The terms and conditions of Section 15.22 of this
Lease shall apply only to the  original  Term and shall not apply to any Renewal
Term becoming  effective in accordance  with the terms and conditions of Section
15.18 of this Lease.

         15.23. Tenant Generator.

         (a) For purposes of this Lease, "Tenant Generator" means, collectively,
that  certain  diesel  fuel  powered  electrical  generator  contemplated  to be
installed  and operated by Tenant at the Property in  accordance  with the terms
and conditions of Section 15.23 of this Lease.

         (b) Subject to the terms and conditions of Section 15.23 of this Lease,
Tenant shall have the right,  at Tenant's sole cost and expense,  to install and
operate the Tenant  Generator  on the  exterior of the Property at a location in
the vicinity of the Premises  designated  by Landlord,  in  Landlord's  sole and
absolute  discretion.   Notwithstanding  anything  to  the  contrary  set  forth
elsewhere in this Lease,  Tenant  shall not install the Tenant  Generator at the
Property until such time as: (i) At Tenant's sole cost and expense, Tenant shall
have   obtained  all  federal,   state   and/or  local   governmental   permits,
authorizations and approvals  (collectively,  the "Tenant Generator Permits") as
shall be necessary in connection with the  installation  and/or operation of the
Tenant Generator;  (ii) Landlord shall have approved in writing, in the sole but
reasonable discretion of Landlord, the final drawings,  plans and specifications
describing the Tenant Generator and the installation thereof (collectively,  the
"Tenant  Generator  Plans");  (iii) Landlord shall have approved in writing,  in
Landlord's sole but reasonable discretion, the contractor (the "Tenant Generator
Contractor") to be employed by Tenant in connection with the installation of the
Tenant Generator;  and (iv) Evidence shall be provided by Tenant to Landlord, in
form and  substance  satisfactory  in all respects to Landlord,  in the sole but
reasonable  discretion of Landlord,  that the Tenant Generator  Contractor shall
have in full force and effect such builder's risk,  general  liability and other
insurance  coverages as Landlord shall deem  necessary,  in Landlord's  sole but
reasonable  discretion,  in  connection  with  the  installation  of the  Tenant
Generator. No later than 30 days after the completion of the installation of the
Tenant  Generator,  at Tenant's  sole cost and expense,  Tenant shall provide to
Landlord:  (A) A true and complete copy of the certificate  issued by the Tenant
Generator  Contractor to Tenant and Landlord  stating that the Tenant  Generator
has been  installed  at the  Property  in  strict  accordance  with  the  Tenant
Generator Plans, the Tenant Generator Permits, and all Applicable  Requirements;
(B) True and  complete  copies of all Tenant  Generator  Permits  required to be
obtained in  connection  with the  installation  and/or  operation of the Tenant
Generator;  and (C) Evidence  that the Tenant  Generator  has been  installed in
accordance with all Applicable Requirements.

         (c) At all times during the Term and at Tenant's sole cost and expense,
Tenant (i) shall cause the Tenant  Generator  to be  installed  and  operated in
accordance  with  all  of  the  Tenant  Generator  Permits  and  all  Applicable
Requirements,  (ii) shall keep the Tenant Generator in good operating  condition
and working order,  making all necessary  repairs,  replacements and maintenance

                                       27
<PAGE>

with  respect  thereto as and when  necessary,  and (iii) shall cause the Tenant
Generator  and those  portions  of the  Property  at,  about or under the Tenant
Generator to be kept free of all Hazardous Substances and discharges of the same
and of all trash and debris.

         (d) Tenant shall indemnify,  defend, protect and hold harmless Landlord
from and against all losses, liabilities, claims, damages, costs and/or expenses
(including,  without limitation,  reasonable  attorneys' fees) that Landlord may
suffer or incur, or which may be asserted against  Landlord,  in connection with
the installation,  operation, repair, replacement, maintenance and/or removal by
Tenant of the Tenant  Generator.  Notwithstanding  anything to the  contrary set
forth  elsewhere  in this  Lease,  the rights  granted by  Landlord to Tenant to
install  and  operate the Tenant  Generator  set forth in Section  15.23 of this
Lease  shall   terminate   immediately   upon  the  issuance  of  any  order  or
determination by any federal,  state and/or local governmental  authority having
jurisdiction  with respect to the Tenant  Generator or the Property stating that
the installation  and/or operation of the Tenant Generator at the Property shall
no longer be permitted.

         (e)  Notwithstanding  anything to the contrary  set forth  elsewhere in
this Lease, at Tenant's sole cost and expense,  on or before the Expiration Date
or any earlier date as of which this Lease or Tenant's  right to install  and/or
operate the Tenant  Generator  at the  Property  shall  terminate,  Tenant shall
remove the Tenant  Generator from the Property in accordance with all Applicable
Requirements  and restore the Property to its condition as existing prior to the
installation and operation of the Tenant Generator by Tenant.

         15.24. Miscellaneous. The invalidity of any provision of this Lease, as
     determined  by a court of  competent  jurisdiction,  shall not  affect  the
     validity of any other provision hereof. Time is of the essence with respect
     to the  performance  of all  obligations to be performed or observed by the
     Parties.  This Lease  contains  all  agreements  between the  Parties  with
     respect to any matter mentioned  herein,  and supersedes all oral,  written
     prior  or  contemporaneous  agreements  or  understandings.  No  waiver  by
     Landlord of a Default by Tenant shall be deemed a waiver of any other term,
     covenant or condition hereof, or of any subsequent Default by Tenant of the
     same or any other term,  covenant or condition hereof.  Preparation of this
     Lease by either  Landlord or Tenant or Landlord's  agent or Tenant's  agent
     and  submission of same to Tenant or Landlord  shall not be deemed an offer
     to lease.  This Lease is not  intended  to be binding  until  executed  and
     delivered by all Parties.  All addenda,  exhibits,  riders and  supplements
     attached  to this Lease  shall be deemed to be a part of this  Lease.  This
     Lease may be modified only in writing, signed by the Parties at the time of
     the modification.  Except as otherwise  expressly  provided herein, if more
     than one person or entity is named  herein as Tenant,  the  obligations  of
     such persons shall be the joint and several  responsibility  of all persons
     or entities  named herein as such Tenant.  Each person signing on behalf of
     Landlord or Tenant  warrants and represents that she or he is authorized to
     execute  and  deliver  this  Lease and to make it a binding  obligation  of
     Landlord or Tenant.  This Lease may be executed  in  counterparts,  each of
     which shall be deemed to be an  original  of this Lease,  but all of which,
     together,  shall  constitute  one and the same  instrument.  No  remedy  or
     election hereunder shall be deemed exclusive but shall,  wherever possible,
     be cumulative with all other remedies in law or in equity. This Lease shall
     be  binding  upon  the  Parties,  their  heirs,  personal  representatives,
     successors  and  assigns  and be  governed  by the  laws  of the  State  of
     Maryland. Any litigation between the Parties concerning this Lease shall be
     initiated in the county in which the Premises are located.  Notwithstanding
     anything to the  contrary  set forth  elsewhere  in this Lease,  this Lease
     shall be deemed to be effective as of the Date of Lease even though  either
     or both of the Parties may execute  and/or deliver this Lease on a later or
     different date.

     IN  WITNESS  WHEREOF,  THE  PARTIES,  BY THEIR  DULY  AUTHORIZED  OFFICERS,
PARTNERS OR MEMBERS,  HAVE EXECUTED AND  DELIVERED  THIS LEASE AS OF THE DATE OF
LEASE.

                                           Landlord:

WITNESS:                                   GATEWAY 38 LLC,
                                           a Maryland limited liability company
                                           By: AMB Property, L.P.,
                                                a Delaware limited partnership,
                                                its member
                                                By:   AMB Property Corporation,
                                                       a Maryland corporation,
                                                       its general partner

/s/Carrie Thalheimer                            By: /s/ Mark T. Shearer   (SEAL)
----------------------------                    --------------------------------
                                                Mark T. Shearer, Vice President

                                           Address:   6420 A Dobbin Road
                                                      Columbia, Maryland   21045
                                                      Attention: Mr. Mark T.
                                                                 Shearer, Vice
                                                                 President

                                           Date of Execution: September 24, 2008

                                       28
<PAGE>

                                           Tenant:

WITNESS/ATTEST:                            CARROLLTON BANCORP,
                                           a Maryland corporation

/s/Allyson Cwiek                           By: /s/Robert A. Altieri       (SEAL)
----------------------------                   ---------------------------------
                                               Robert A. Altieri, President and
                                                Chief Executive Officer

                                           Address:   344 North Charles Street
                                                      Baltimore, Maryland  21201
                                                      Attention: Mr. Robert A.
                                                                 Altieri,
                                                                 President and
                                                                 Chief Executive
                                                                 Officer

                                           Date of Execution: September 23, 2008

                                       29
<PAGE>

                                    EXHIBIT A

        DIAGRAM OF THE PREMISES AND THE TENANT'S RESERVED PARKING SPACES

                            SEE ATTACHED PDF GRAPHIC

                                       30
<PAGE>

                                    EXHIBIT B

                              RULES AND REGULATIONS

     1. The  sidewalk,  entries,  and  driveways  of the  Property  shall not be
obstructed  by Tenant or its agents or used by any of them for any purpose other
than ingress and egress to and from the Premises.

     2.  Tenant  shall not place any  objects,  including,  without  limitation,
antennas or outdoor furniture,  in the parking areas,  landscaped areas or other
areas  outside of the  Premises  or on the roof of the  Property  without  first
obtaining the written  consent of Landlord  thereto  (which  written  consent of
Landlord  may  be  withheld  by  Landlord  in   Landlord's   sole  and  absolute
discretion).

     3. Except for seeing-eye dogs, no animals shall be allowed on the Property.

     4. Tenant  shall not disturb the  occupants  of the  Property or  adjoining
buildings by the use of any radio or musical instrument or by the making of loud
or improper noises.

     5. If Tenant desires telegraphic,  telephonic or other electric connections
in the Premises,  Landlord or its agent shall direct the electrician as to where
and how the wires may be  introduced,  and without  such  direction no boring or
cutting of wires will be permitted. Any such installation or connection shall be
made at Tenant's expense.

     6.  Tenant  shall not install or operate any steam or gas engine or boiler,
or other mechanical apparatus in the Premises,  except as specifically  approved
in this Lease. The use of oil, gas or inflammable liquids for heating,  lighting
or any other  purpose is  expressly  prohibited.  Explosives  or other  articles
deemed extra hazardous shall not be brought onto the Property.

     7. Parking any type of recreational  vehicle is specifically  prohibited on
or about the Property.  Except for the overnight parking of operating  vehicles,
no vehicle of any type shall be stored in the parking  areas at any time. In the
event that a vehicle is  disabled,  it shall be removed  within 48 hours.  There
shall be no "For  Sale"  or other  advertising  signs  on or  about  any  parked
vehicle.  All  vehicles  shall be  parked  in the  designated  parking  areas in
conformity  with all signs and other markings.  Except within  Tenant's  loading
area,  if any (as shown on Exhibit A to this  Lease),  all parking  will be open
parking and no reserved  parking,  numbering or lettering of  individual  spaces
will be permitted except as specified by Landlord.

     8. Tenant shall maintain the Premises free from rodents,  insects and other
pests.

     9.  Landlord  reserves  the right to exclude or expel from the Property any
person who, in the reasonable judgment of Landlord,  is intoxicated or under the
influence  of liquor or drugs or who shall in any manner do any act in violation
of these Rules and Regulations, as amended from time to time.

     10.  Tenant  shall not cause any  unnecessary  labor by reason of  Tenant's
carelessness or indifference in the preservation of good order and cleanliness.

     11. Tenant shall give Landlord prompt notice of any defects of which it has
knowledge in the water, lawn sprinkler, sewage, gas pipes, electrical lights and
fixtures,  heating  apparatus,  or any other  service  equipment  affecting  the
Premises.

     12.  Tenant  shall not permit  storage  outside  the  Premises,  including,
without limitation,  outside storage of trucks,  trailers and other vehicles, or
dumping of waste or refuse or permits any harmful  materials to be placed in any
drainage system or sanitary system in or about the Premises.

     13. All movable trash  receptacles  provided by the trash disposal firm for
the Premises must be kept in Tenant's loading area.

     14. No auction, public or private, will be permitted on the Premises or the
Property.

     15. No awnings shall be placed over the windows in the Premises except with
the prior written consent of Landlord.

     16. The Premises shall not be used for lodging,  sleeping or cooking (other
than incidental  meals for employees) or for any immoral or illegal  purposes or
for any purpose other than that specified in the Lease.  No gaming devices shall
be operated in the Premises.

     17. Tenant shall  ascertain  from Landlord the maximum amount of electrical
current  which can  safely be used in the  Premises,  taking  into  account  the
capacity of the electrical wiring in the Property and the Premises and the needs
of other  tenants,  and shall not use more than such safe  capacity.  Landlord's
consent to the installation of electric  equipment shall not relieve Tenant from
the obligation not to use more electricity than such safe capacity.

     18. Tenant  assumes full  responsibility  for  protecting the Premises from
theft, robbery and pilferage.

     19.  Tenant shall not install or operate on the  Premises any  machinery or
mechanical  devices of a nature not directly related to Tenant's ordinary use of
the Premises and shall keep all machinery free of vibration, noise and air waves
which may be transmitted beyond the Premises.

                                       31
<PAGE>

                                    EXHIBIT C

                               MOVE OUT STANDARDS

     In furtherance of the terms and conditions of Section 7.3 of this Lease and
without limiting the generality thereof,  Tenant hereby agrees that the Premises
shall be surrendered by Tenant to Landlord on or before the last day of the Term
or the date of any earlier  termination thereof in accordance with the terms and
conditions  of this Lease in a manner that is fully  consistent  in all respects
with the following standards and guidelines:

1.      Lights           Lights will be fully operational with all bulbs
                         functioning.

2.      Tenant-Installed Removed and space turned to condition when originally
        Equipment        leased.

3.      Walls            Sheetrock (drywall) damage should be patched and
                         fire-taped so that there are no holes in the Premises.

4.      Roof             Any Tenant-installed equipment to be removed and roof
                         penetrations to be properly repaired by a licensed
                         roofing contractor.

5.      Signs            All exterior signs to be removed and holes patched and
                         paint touched-up as necessary. All window signs should
                         be removed.

6.      Heating,         A written report from a licensed heating, ventilating
        Ventilating      and air conditioning system contractor within the last
        and/or Air       3 months stating that all heating, ventilating and air
        Conditioning     conditioning systems are in good and safe operating
        System           condition.

7.      Overall          Clean windows, sanitize bathrooms, vacuum carpet and
        Cleanliness      remove any and all debris from the Premises. Remove all
                         debris from exterior of the Premises.

8.      Upon Completion  Contact Landlord's property manager to coordinate date
                         for turning off power, turning in keys, and obtaining
                         final Landlord inspection of the Premises which, in
                         turn, will facilitate any refund of the Security
                         Deposit in accordance with the terms and conditions of
                         this Lease.

                                       32
<PAGE>

                                   SCHEDULE 1

                       DESCRIPTION OF THE LANDLORD'S WORK

     The Landlord's  Work shall consist solely of the following  alterations and
improvements to the interior of the Premises and portions of the Common Areas:

     1.  Those  alterations  and/or  improvements  that  are  more  particularly
described in the drawings  attached to and hereby made a part of this Schedule 1
as Schedule 1-A (including,  without  limitation,  the new heating,  ventilating
and/or air  conditioning  units to be installed so as to serve the Premises that
are  therein  described);  provided,  however  that  all  materials  used in the
construction  and/or  installation of such alterations and/or improvements shall
be of types, brands,  colors,  quality,  capacities,  designs and specifications
selected by Landlord in Landlord's sole and absolute discretion.

     2. The  re-striping  of that  portion of the  Common  Areas  designated  by
Landlord for parking of  automobiles as of the Date of Lease located to the rear
of the Building;  provided  however,  that the number of spaces to re-stripe and
the colors, quality, brands and specifications of any materials used by Landlord
to complete such  re-striping  shall be selected by Landlord in Landlord's  sole
and absolute discretion.

     3. The  landscaping  of the  exterior  portions of the Common  Areas in the
immediate  vicinity  of the  Premises  in a  manner  deemed  by  Landlord  to be
commercially  reasonable  and  commensurate  with the type of  landscaping  that
Landlord  typically  provides  with  respect  to  exterior  areas of  commercial
properties owned by Landlord  elsewhere in the Columbia,  Maryland area that are
similar in nature to the Building and the Commercial Center.

                                       33
<PAGE>

                                  SCHEDULE 1-A

                              APPROVED SPACE PLAN

                            SEE ATTACHED PDF GRAPHIC

                                       34

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