Document:

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                                                                  EXHIBIT 10.7
                                    FORM OF

                                     LEASE

         THIS LEASE (the "Lease"), dated as of ______ day of February, 2000,
("Lease") is by and between AUTONATION USA CORPORATION, A FLORIDA CORPORATION
(hereinafter referred to as "Landlord"), and ANC RENTAL CORPORATION, A DELAWARE
CORPORATION (hereinafter referred to as "Tenant").

                                      TERMS

         For good and valuable consideration received by each party from the
other, the parties covenant and agree as follows:

1.       PREMISES

         (a) LANDLORD'S AUTHORITY. Landlord represents and warrants that it is
the sole fee owner of the land described on EXHIBIT A attached hereto, together
with all buildings (one multi-story office building and one restaurant
building), improvements, facilities and fixtures located on the land, and any
easements, rights of access and other property rights necessary to allow Tenant
unobstructed use and occupancy of the foregoing (collectively, the "Premises").
The Premises have an address of 200 South Andrews Avenue, Fort Lauderdale,
Florida 33301. Landlord represents and warrants that it has full right and
authority to lease the Premises to Tenant and to enter into this Lease on the
terms and conditions set forth herein, that no person or entity other than
Landlord has any right of possession in or to the Premises except as set forth
on SCHEDULE 1, and that the provisions of this Lease do not conflict with or
violate the provisions of existing agreements between Landlord and third
parties.

         (b) LEASE OF PREMISES. Landlord hereby leases the Premises to Tenant,
and Tenant hereby leases the Premises from Landlord. The Premises are leased to
Tenant together with all appurtenances, rights and privileges in or otherwise
pertaining thereto.

         (c) LANDLORD'S ACCESS. Landlord and its authorized agents or
representatives shall have reasonable access to the Premises during Tenant's
normal business hours and at all hours in the event of an emergency.

         (d) The parties acknowledge that in addition to the Tenant, the
Premises are presently demised by Decoteau & Associates, Inc. d/b/a Downtown
Photo ("Existing Lease"). The parties acknowledge that this Lease is intended to
be primary lease and, during the Term, the Tenant shall be the lessor under the
Existing Lease. Accordingly, the Landlord does hereby assign to Tenant all of
Landlord's right, title and interest in the Existing Lease and the Tenant hereby
assumes the obligations thereunder. Upon any termination of this Lease, the
Tenant shall be deemed to have reassigned to Landlord all of Tenant's right,
title and interest in the Existing Lease and any "New Leases" (as hereinafter
defined), to the extent Landlord does not elect to have same terminated. The

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parties agree that with respect to any subleases which hereinafter are entered
into by Tenant ("New Leases"), then to the extent that the terms of such New
Leases extend beyond the Term the Lease, the Landlord shall not be obligated to
recognize any of the New Leases and shall be entitled to terminate any of the
New Leases upon any termination of this Lease unless prior to the termination of
this Lease, the Landlord has entered into a non-disturbance agreement with the
tenant under such New Lease.

2.       TERM

         (a)      LEASE COMMENCEMENT.  The term of this Lease shall commence on
January 1, 2000 (the "Commencement Date").

         (b)      INITIAL TERM. The initial term of this Lease (the "Initial
Term") shall be the period of time following the Commencement Date equal to (i)
ten (10) years, PLUS (ii) the period of time commencing on January 1, 2000 and
ends on a date which is the earlier of (x) the first day of the month following
the sale or other transfer of AutoNation USA Corporation's interest in the
Premises, or (y) September 1, 2000. For example, if AutoNation USA Corporation
sold its interest in the Premises on June 30, 2000, the Initial Term shall be
ten (10) years, six (6) months. Hereinafter, "Term" shall mean the Initial Term
and any extension thereof. The parties hereto agree that when the termination
date of the Lease is determined, they will execute a Term Expiration Agreement
in the form attached hereto as EXHIBIT B.

         (c)      EXTENSION TERMS.

                  (i)      EXTENSION TERMS. Provided Tenant is not in Default at
the time of exercise beyond any applicable notice and cure period, Tenant shall
have the option to extend the original Term of this Lease, subject to all of the
provisions of this Lease, for two (2) additional periods of five (5) years each
(individually, an "Extension Term" and collectively the "Extension Terms"), each
such period commencing upon the expiration of the Term then in effect. Then Base
Rent payable by Tenant during any Extension Term shall be determined as set
forth in SCHEDULE 2. With respect to each such Extension Term, Tenant may
exercise its option hereunder by giving Landlord written notice (in the manner
prescribed by Section 24(i) hereof) of Tenant's exercise of said option to
extend at any time not less than one hundred eighty (180) days before the end of
the Term then in effect. After the exercise of any option to extend, all
references in this Lease to the Term hereof shall be considered to mean the Term
as extended, and all references to the end of the Term shall be considered to
mean the end of the Term as extended. If requested by Tenant, Landlord shall
execute such documents as Tenant shall from time to time reasonably request to
evidence the dates of the extended Term. If Tenant exercises its option by
giving appropriate notice, the Term of this Lease shall be automatically
extended upon the same terms and conditions set forth herein (except for Base
Rent to be established pursuant to SCHEDULE 2) for the applicable Extension Term
without execution of an extension or renewal Lease or any other document but in
no event may the Term be extended beyond ten (10) years after the Initial Term.

                  (ii)     CONDITIONS OF EXTENSION. Tenant's right to exercise
the option to extend for each Extension Term is subject to satisfaction of the
following conditions precedent: (i) this Lease shall be in effect at the time
notice of exercise of an option to extend is given and on the last day of the
Term of the Lease prior to its extension; (ii) Tenant shall not be in default at
the time notice of exercise of the option is given or on the last day of the

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Term of the Lease prior to its extension beyond any applicable notice and cure
period; and (iii) the notice of exercise of the option to extend shall be
delivered in accordance with the requirements set forth in this Section. The
options to extend the Term provided in this Section shall immediately and
automatically terminate and shall be of no further force or effect in the event
that this Lease is terminated.

3.       RENT

         (a) INITIAL TERM. During the initial Term, Tenant shall pay to Landlord
base rent in the annual amount of Twelve Dollars ($12.00) times the gross
rentable square footage of the Premises, subject to adjustment under the terms
of subparagraph 3(a) below (as adjusted from time to time, "Base Rent"). For
purposes of calculating Base Rent, the parties have agreed that the gross
rentable square footage of the Premises is 160,896 square feet, which was
measured in accordance with the Standard Method for Measuring Floor Area in
Office Buildings, ANSI 265.1 - 1996, as promulgated by the Building Owners and
Managers Association (BOMA) International. The annual Base Rent, until the first
adjustment set forth below, is therefore One Million Nine Hundred Thirty
Thousand Seven Hundred Fifty-Two Dollars and 00/100 ($1,930,752.00) and is
payable in equal monthly installments of One Hundred Sixty Thousand Eight
Hundred Ninety-Six Dollars and 00/100 ($160,896.00) each. Base Rent plus any
Additional Rent due under this Lease shall be considered Rent as that term is
used in Florida Statute Chapter 83 and is hereinafter sometimes referred to as
"Rent." Rent shall be paid to Landlord at 110 S.E. 6th Street, 17th Floor, Ft.
Lauderdale, Florida 33301, Attention: Corporate Real Estate. Base Rent for any
partial months at the beginning or end of the Term shall be apportioned based on
the number of days in such partial months. Base Rent for the first month shall
be due and payable on the Commencement Date. Thereafter, Base Rent shall be due
on the first (1st) day of each month. For purposes of this Lease, the first
"Lease Year" shall be the time period commencing on the Commencement Date and
continuing until the first anniversary of the Commencement Date. Each subsequent
Lease Year shall be the twelve month period commencing upon expiration of the
prior Lease Year.

         (b) BASE RENT ADJUSTMENTS. The Base Rent provided in the preceding
paragraph shall be adjusted on the 6th anniversary of the Commencement Date. On
the sixth (6th) anniversary of the Commencement Date, the Base Rent shall be
increased for the remainder of the Initial Term, to the annual amount of Two
Million One Hundred Twenty-Three Thousand Eight Hundred Twenty-Seven and 20/100
Dollars ($2,123,827.20), payable in equal monthly installments of One Hundred
Seventy-Six Thousand Nine Hundred Eighty-Five and 60/100 Dollars ($176,985.60).

         (c) LATE RENT. Rent payments are due on the first (1st) day of the
month and shall be considered late if received after the fifteenth (15th) day of
the month. In the event that Tenant fails to make any Rent payment on or before
the fifteenth (15th) day of the month, Tenant shall pay a late charge in the
amount of 5% of the Base Rent due. Except as otherwise provided in this Lease,
Rent payments are due without notice or demand and without setoff or deduction.

         (d) PAYMENT WITHOUT NOTICE OR DEMAND. The Base Rent called for in this
Lease shall be paid to Landlord without notice or demand, and without

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counterclaim, offset, deduction, abatement, suspension, deferment, diminution or
reduction, except as may be expressly set forth herein.

         (e)      SALES TAX. In addition to the Base Rent, Additional Rent and
any other sums or amounts required to be paid by Tenant to Landlord hereunder,
Tenant shall also pay to Landlord, simultaneously with such payment of such
Rents or other sums or amounts, the amount of any applicable sales, use or
excise tax on any such rents or other sums or amounts so paid by Tenant to
Landlord, levied, imposed or assessed by the State of Florida or other
governmental authority.

         (f)      ADDITIONAL RENT. In addition to the foregoing, all other
payments to be made by Tenant to Landlord hereunder shall be deemed, for purpose
of securing collection thereof, to be "Additional Rent" hereunder, whether or
not same be designated as such and shall be due and payable as and when required
in this Lease, and Landlord shall have the same rights and remedies upon
Tenant's failure to pay same as a the non-payment of Rent.

4.       NET LEASE, OPERATING EXPENSES AND TAXES.

         (a)      It is the intent that the Rent provided for in this Lease
shall be an absolute net return to Landlord so that this Lease shall yield to
Landlord the net Basic Annual Rent specified in this Lease and that all costs,
expenses and obligations of every kind and nature whatsoever, whether general or
special, ordinary or extraordinary, that may be necessary in connection with the
use, occupancy or operation of the Premises shall be paid by Tenant. All
provisions of this Lease are to be construed in light of the intent that this be
a "Absolute Triple Net Lease"; provided, however, the Tenant shall not be
obligated to pay any income or franchise taxes which may be levied against
Tenant and Landlord shall have certain reimbursement obligations to Tenant as
specifically set forth in this Lease.

         (b)      SERVICES. The parties hereby acknowledge and agree that it
shall be the Tenant's obligation and responsibility to obtain or cause to be
available any and all services necessary for its utilization of the Premises.
Landlord shall not be obligated to provide any services or perform any act
whatsoever to Tenant or with respect to the Premises, except as expressly set
forth herein.

         (c)      MAINTENANCE. Tenant shall have the right and obligation to
manage the Premises and generally operate, maintain and repair the Premises in
the normal course of business in a first class manner consistent with other
similar office buildings in Broward County, Florida (including, without
limitation, the repair, replacement, removal and maintenance of the roof, all
structural components of the Building, all plumbing, equipment, water pipes,
sewer pipes, drains, fixtures, structures, surfacing, paving, driveways,
landscaping, lighting, electrical, heating, air conditioning, cooling,
refrigeration equipment, and all other equipment, apparatus and appurtenants to
the Premises). The Tenant will keep the Premises in a clean, healthful and safe
condition in accordance with and in compliance with all applicable laws,
ordinances and other governmental regulations, orders and directions during the
Term. Any damage to or destruction of the Premises shall be promptly repaired,
restored and replaced by Tenant as provided in this Lease. Except as otherwise

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provided in this Lease, Tenant shall be responsible for and shall pay all costs
and expenses in connection with the operation, maintenance, and repair of the
Premises during the Term hereof.

         (d)      TAXES. The Tenant covenants and agrees to pay prior to any
fine or penalty or cost which may be added thereto for the non-payment thereof:
all real estate and personal property taxes, assessments (whether general or
special) or otherwise during the Term hereof against: (i) all furniture,
fixtures, equipment and other personal property installed or located upon the
Premises; (ii) the Premises, including, without limitation, ad valorem taxes and
assessments; (iii) all alterations, additions, betterments or improvements of
whatever kind or nature made by Tenant to the Premises; and (iv) the rentals
payable hereunder by Tenant to Landlord (other than Landlord's federal or state
income taxes thereon) (collectively, "Taxes"). Notwithstanding anything
contained in this Lease to the contrary, the Tenant shall have the right from
time to time to contest or protest by legal proceedings any Taxes, assessments
(special or otherwise) or governmental or quasi-governmental impositions,
charges or fees and to institute such proceedings in the name of Landlord as
Tenant may deem reasonably necessary, provided that any expenses incurred by
reason thereof shall be borne by Tenant and such proceedings shall be conducted
free of all expenses to Landlord and in such manner as the Premises shall not be
subject to enforcement action and/or penalties as the result of the failure to
pay such Taxes. If, as and when and to the extent Tenant contests or protests
such Taxes, assessments, impositions, charges or fees, the Tenant's obligation
to pay such Taxes, assessments, impositions, charges or fees that are subject to
such proceedings shall be held in abeyance until a ruling is rendered, provided
that the Premises are in danger of being forfeited or lost, the Tenant shall be
obligated to tender payment of such Taxes, assessments, impositions, charges or
fees that are subject to the proceedings in order to obviate any potential
forfeiture or loss.

         In the event Landlord's lender requires the escrow of such Taxes, and
upon sixty (60) days prior written notice from Landlord, Tenant shall deposit
with Landlord or a depository designated by Landlord, in addition to the payment
of Rent due under the terms of this Lease, monthly, on the first day of each
month during the Term, a sum equal to all Taxes, special assessments, water and
sewer rents or assessments and other charges imposed by law against the Premises
and all personal property thereon ("Impositions") next due on the Premises and
all personal property therein and thereon (all as reasonably estimated by
Landlord) divided by the number of months to elapse before one month prior to
the date which such Imposition will first become due and payable (with maximum
discount, if applicable). An adjustment in the amount of the aforesaid monthly
deposit shall be made commencing with the first monthly deposit due after the
date in which any change in the amount of the Imposition becomes ascertainable.
If the funds so deposited by Landlord are insufficient to pay in full, when due,
all Impositions as aforesaid, the Tenant shall, within ten (10) days of receipt
of written demand therefore from Landlord or its agent, deposit such additional
funds with Landlord or the depository as may be necessary to pay all such
Impositions in full. If the funds so deposited exceed the amounts required to be
paid such items, such excess shall be applied on account of any subsequent
deposit(s) required hereunder. Notwithstanding anything to the contrary
contained in this Lease, all deposit(s) required hereunder for Impositions shall
be held by Landlord or said depository in trust without accrual or without any
obligation to pay interest thereon or for the segregation thereof. When this
Lease and the Term hereof have finally expired and all sums due from Tenant to

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Landlord have been fully paid, any remaining deposits shall be promptly paid to
Tenant. Landlord shall make or cause the depository to make, any such
application of the aforesaid deposits without any direction or request to do so
by Tenant.

         Tenant shall maintain complete and accurate books and records detailing
all expenses paid by it in connection with the maintenance and repair of the
Premises for not less than the preceding three (3) years. Tenant shall keep the
books and records at the Premises or shall make the same available to Landlord
at the Premises upon the prior request of Landlord. Landlord and its
representatives shall have the right, at its own expense, to examine, audit and
copy, during normal business hours, the Tenant's books and records pertaining to
Premises. The foregoing provisions shall survive termination or expiration of
this Lease.

5.       REPAIRS AND MAINTENANCE.

         Tenant shall, at its expense, maintain the Premises in a first class
condition consistent with other similar office buildings in Broward County,
Florida. The Tenant shall, at its own expense, abate any nuisance pertaining to
the use of the Premises and shall comply with all existing and hereinafter
enacted laws, fire codes and requirements of applicable governmental and
quasi-governmental authorities and requirements and recommendations of insurance
underwriters with respect to the Premises or the use and occupancy thereof
arising from a violation thereof by: (a) Tenant's utilization of the Premises;
(b) the manner of conduct of Tenant's business or the installation of or the
operation of its properties on any portion of the Premises; (c) any cause or
condition created by or through Tenant; or (d) the breach of any of Tenant's
obligations under this Lease. The Tenant shall, at its expense, among other
things, make all repairs, replacements, removals and maintenance of the Premises
(including, but not limited to, the roof, all structural components of the
Building, all plumbing, equipment, water pipes, sewer pipes, gas pipes, drains,
fixtures, structures, surfacing, paving, driveways, landscaping, lighting,
electrical, heating, air conditioning, cooling and refrigeration equipment and
all other equipment and apparatus pertaining to the Premises) and shall keep the
Premises in a neat, healthful and safe condition and in accordance and in
compliance with all applicable laws, ordinances and other governmental
regulations, ordinances and directions during the Term. Any damage to or
destruction to the Premises shall be properly and timely repaired, restored and
replaced by Tenant.

6.       USE

         (a)      PERMITTED USES. Tenant may use and occupy the Premises for all
lawful uses for Class A office and retail buildings.

         (b)      AS IS. Tenant represents that it has inspected the Premises
and is familiar with the condition of each portion thereof and accepts the same
in its present "AS IS" condition. The Landlord shall not be required to make any
alterations, repairs or improvements of any kind whatsoever to prepare the
Premises for Tenant's occupancy. LANDLORD MAKES NO REPRESENTATION WHATSOEVER
REGARDING THE PREMISES OR TENANT'S USE OR OCCUPANCY THEREOF AND TENANT HEREBY
WAIVES, RELEASES, RENOUNCES AND LANDLORD DISCLAIMS ANY GUARANTIES AND ANY

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IMPLIED OR EXPRESSED WARRANTIES OF MERCHANTABILITY, TENANTABILITY, HABITABILITY,
FITNESS OR FITNESS FOR A PARTICULAR PURPOSE (INCLUDING, WITHOUT LIMITATION, ANY
CLAIM FOR ANY DIRECT, INCIDENTAL OR CONSEQUENTIAL DAMAGES RESULTING THEREFROM).
LANDLORD HAS NOT MADE, NOR HAS TENANT RELIED UPON ANY REPRESENTATION AS TO
CONDITION, SAFETY OR SECURITY OF THE PREMISES.

7.       ALTERATIONS

         Tenant may make interior, non-structural alterations in the Premises
which do not affect building systems and which do not exceed Twenty-Five
Thousand Dollars ($25,000) ("Permitted Alterations") without Landlord's consent.
Tenant may not make alterations which are not Permitted Alterations ("Other
Alterations") without Landlord's prior written consent or approval, which
consent or approval shall not be unreasonably withheld, conditioned or delayed.
All alterations made by Tenant shall be made at Tenant's sole cost and expense,
including all costs and expenses incurred in obtaining any required governmental
consents, permits or approvals. Tenant may perform all alterations with
contractors and subcontractors of Tenant's own choosing. Landlord will cooperate
with Tenant's efforts to obtain any governmental permits or approvals or
consents required therefor.

         Prior to performing any Other Alterations, Tenant shall furnish
Landlord with plans and specifications, which shall be subject to Landlord's
prior written approval, which shall not be unreasonably withheld, conditioned or
delayed. Landlord shall notify Tenant within ten (10) business days after
receipt of such plans and specifications if Landlord does not approve of them
and shall specify what it finds unacceptable. In such event, Tenant shall cause
the plans and specifications to be revised to remove or correct the work not
approved by Landlord and shall resubmit revised plans and specifications for
approval. If the Landlord does not notify Tenant of its objections within ten
(10) business days after receiving the plans and specifications, Landlord shall
be deemed to have approved them. Tenant shall construct all alterations in
accordance with the plans and specifications approved by Landlord, using new and
first-class materials and in compliance with all applicable laws, rules,
regulations and orders of governmental authorities. Tenant shall obtain and
furnish Landlord with copies of all certificates, permits and approvals relating
to the alterations that may be required by any governmental authority for the
issuance of a certificate of occupancy or other approval of the Premises, or by
the local or national Board of Fire Underwriters or similar bodies having
jurisdiction.

         At all times while Tenant and Tenant's contractors and subcontractors
are constructing Other Alterations, they shall, at their sole cost and expense,
effect and maintain or cause to be maintained, with insurance companies
reasonably acceptable to and approved by Landlord, the following insurance
coverages: (a) builder's "all risk" insurance policy (broad form) covering the
full replacement cost of the Alterations and materials and supplies delivered
and/or stored in the Premises for the purpose of being incorporated into the
Alterations, (b) comprehensive general liability insurance in form and amount
reasonably satisfactory to Landlord, (c) workers' compensation coverage in
compliance with the Florida Workers' Compensation Act and employer's liability
insurance with a limit of not less than $1,000,000 per occurrence for any one
accident/disease, and (d) a contractor's equipment floater with limits

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sufficient to replace- all equipment used in conjunction with the Alterations.
All property insurance required under this Section shall contain waivers of
subrogation in favor of Landlord and all liability insurance shall designate
Landlord as an additional insured. Certificates of insurance evidencing
compliance with these insurance requirements shall be delivered to Landlord on
or before commencement of the Other Alterations.

         Tenant shall construct at its sole cost and expense any Alterations
with diligence and continuity and in a good and workmanlike manner and shall:
(i) comply with all laws, ordinances and governmental regulations, including the
regulations of any board of fire underwriters in its construction of such
alterations; and (ii) indemnify and hold Landlord harmless from all loss, cost
and expense, including, but not limited to, reasonable attorneys' fees and court
costs through all trial and appellate levels on account of Tenant's construction
of the Alterations or any injury to persons or damage to property occasioned
thereby.

         The Tenant shall provide Landlord with all applicable partial releases
of lien executed by contractors, subcontractors and materialmen contemporaneous
with the payment or draw request under Tenant's construction contract. The
Tenant shall obtain and shall provide Landlord with general contractor's final
contractor's affidavit, releases and indemnities contemporaneous with final
payment to be made to the general contractor and all subcontractors and
materialmen.

         All alterations, improvements and additions made by Tenant shall
immediately become the property of Landlord and shall remain on the Premises at
the expiration or earlier termination of the Lease, except Landlord, upon
written notice to Tenant, may require that the Tenant remove any such
alterations, improvements and additions made by Tenant upon any termination of
the Lease, whereupon the Tenant shall remove at its sole cost and expense on or
before the termination of this Lease.

         Any installations by Tenant on the roof of the building(s) which
comprise a portion of the Premises, or work which might affect the roof must be
accomplished in coordination with Landlord and Landlord's roofing contractor so
as to preserve the roof warranty covering the building(s); any costs arising
from damage to the roof membrane resulting from the activities of Tenant shall
be the responsibility of Tenant.

8.       SIGNAGE

         Tenant, at its expense and subject to its obtaining any required
governmental permits and approvals, may place, maintain, repair and replace
within the Premises such signs as Tenant deems appropriate or necessary.
Landlord shall cooperate with Tenant's efforts to obtain any permit, approval or
consent necessary or desirable in connection with the installation of any sign.
Landlord shall, at its expense, remove its existing signage from the Premises
within thirty (30) days after written notice from Tenant, failing which Tenant
shall have the right to immediately remove all such signage at Landlord's
expense. Landlord shall reimburse Tenant for the cost of such removal within
thirty (30) days of receipt of documentation from Tenant evidencing the
reasonable cost incurred by Tenant in removing such signage.

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9.       PERSONAL PROPERTY

         For purposes of this Lease, the term "Tenant's Property" shall mean all
office furniture and equipment, movable partitions, communications equipment,
inventory, and other articles of movable personal property owned or leased by
Tenant and located in the Premises, but shall not include the any permanently
attached fixtures ("Landlord's FF&E"). All Tenant's Property shall be and remain
the property of Tenant throughout the Term of this Lease and may be removed by
Tenant at any time during the Term. All Landlord's FF&E shall be and remain the
property of Landlord throughout the Term of this Lease, unless specifically
purchased by and conveyed to Tenant after the Commencement Date, and may not be
removed from the Premises without Landlord's prior consent. On or prior to the
expiration of this Lease, Tenant shall remove all Tenant's Property from the
Premises without leaving any noticeable damage to the Premises, but shall leave
Landlord's FF&E in the Premises. If Tenant leaves noticeable damage to the
Premises as a result of Tenant's removal of Tenant's Property, or if Tenant has
noticeably damaged Landlord's FF&E (excluding reasonable wear and tear),
Landlord shall give Tenant written notice and Tenant shall have fifteen (15)
days thereafter to remove or repair such damage, after which time, Landlord may
repair such damage and Tenant shall reimburse Landlord for all costs and
expenses reasonably incurred by Landlord in repairing such damage.
Notwithstanding the foregoing, any built-in items placed on the Premises by
Tenant shall become a part of the Premises and the property of Landlord.

10.      QUIET ENJOYMENT

         Landlord covenants that Tenant shall and may, at all times during the
Term during such period of time as Tenant is current and in good standing of its
obligations under this Lease, peaceably and quietly have, hold, occupy, and
enjoy the Premises, free of any claim or other action by Landlord or anyone
claiming by, through or under Landlord.

11.      LIENS

         (a) TENANT LIENS. Tenant shall not (i) by any failure to act or by any
act, other than the mere hiring of a material or service provider, allow any
materialman's or construction liens, or (ii) by any act or failure to act allow
any other liens, deeds of trust, mortgages, or other encumbrances, to be placed
on the whole or any portion of the Premises during the Term. If a materialman's
or construction lien shall be filed, Tenant may contest it in good faith but
must, within thirty (30) days after the lien is filed, cause the lien to be
released of record by payment, bond, order of a court of competent jurisdiction
or otherwise. If Tenant fails to release the lien of record within the 30-day
period, Landlord may remove the lien by paying the full amount, bonding the lien
or in any other manner Landlord deems appropriate, without investigating the
validity of the lien and regardless of the fact that Tenant may contest the
propriety or amount of the lien and Tenant, upon demand, shall reimburse
Landlord for all costs incurred by Landlord in connection with such discharge,

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including attorney's fees and disbursements. Notwithstanding anything to the
contrary in this Lease, the interest of Landlord in the Premises shall not be
subject to liens for improvements made by or for Tenant, whether or not the same
shall be made or done in accordance with any agreement between Landlord and
Tenant, and it is specifically understood and agreed that in no event shall
Landlord or the interest of Landlord in the Premises be liable for or subjected
to any mechanic's, materialmen's or laborer's liens for improvements or work
made by or for Tenant. This Lease specifically prohibits the subjecting of
Landlord's interest in the Premises to any mechanic's, materialmen's or
laborer's liens for improvements made by Tenant or for which Tenant is
responsible for payment under the terms of this provision. Tenant shall advise
its contractors, subcontractors, materialmen and any other lienors of this
Provision. In the event any notice or claim of lien shall be asserted of record
against the interest of Landlord in the Premises or Building or the site on
which it is located on account of or growing out of any improvement or work done
by or for Tenant, or any person claiming by, through or under Tenant, for
improvements or work the cost of which is the responsibility of Tenant.

         All persons to whom these presents may come are put on notice of the
fact that Tenant shall never, under any circumstances, have the power to subject
the interest of Landlord in the Premises, or any portion of the Premises, to any
mechanics' or materialmen's lien or liens of any kind. All persons who may
hereafter, during the continuance of this Lease, furnish work, labor, services
or materials to the Premises, upon the request or order of Tenant, or any person
claiming under, by or through Tenant, must look wholly to the interest of
Tenant, and not to that of Landlord. Landlord shall be permitted to post on and
affix to the Premises or record in the public records a notice of
non-responsibility therefor.

         (b)      LANDLORD LIENS. This Lease shall be subject and subordinate to
any mortgage which may now or hereafter affect the Premises, and any renewals,
modifications, consolidations, replacements or extensions thereof, provided that
Landlord shall obtain from its mortgagee a written agreement with Tenant that
provides that so long as Tenant shall not be in default of its obligations under
this Lease beyond any applicable notice and cure period: (a) Tenant shall not be
joined as a defendant in any proceeding which may be instituted to foreclose or
enforce the mortgage, and (b) Tenant's possession and use of the Premises in
accordance with the provisions of this Lease shall not be affected or disturbed
by reason of the subordination of this Lease to, or any modification of or
default, under the mortgage.

         (c)      ATTORNMENT. In the event that the holder or any successor or
transferee of a holder (collectively, a "Mortgagee") of any ground lease or
underlying lease, mortgage, deed of trust or other lien, encumbrance or
indenture (collectively, a "Mortgage") succeeds to the rights of Landlord under
this Lease, whether through foreclosure, the acceptance of a deed in lieu of
foreclosure or any possession, surrender, assignment, judicial action or any
other action taken by Mortgagee, and in all other matters concerning any
Mortgage, the following shall apply:

                  (1)      Tenant shall attorn to, and be liable to and
recognize Mortgagee or such other party (or such person as Mortgagee or such
other party may direct) as Tenant's new Landlord for the balance of the term of
the Lease, upon and subject to all the terms and conditions of this Lease and
any non-disturbance agreement between Tenant and any such Mortgagee. Such
successor in interest will not be bound by:

         (A)      any payment of rent for more than one month in advance;

         (B)      any amendment or modification of this Lease made without its
written consent (provided Tenant is notified in advance in writing of the
existence of such Mortgagee); or

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<PAGE>   11

                  (C)      any claim against Landlord arising prior to the date
on which such successor succeeded to Landlord's interest, provided Tenant is
notified in advance in writing of the existence of such Mortgagee and notice of
such claim has not been provided to Mortgagee.

         (d)      SELF OPERATIVE. The provisions of paragraph 11(b) and (c)
above will be self-operative and no further instrument of subordination will be
required in order to effect it. Nevertheless, Tenant will execute, acknowledge
and deliver to Landlord, at any time and from time to time, upon demand by
Landlord, such documents as may be reasonably requested by Landlord, any ground
lessor or underlying lessor or any mortgagee, or any holder of a deed of trust
or other instrument described in this Paragraph, to confirm or effect any such
subordination, provided that such instrument also contains nondisturbance
provisions reasonably acceptable to Tenant, consistent with the provisions of
Section 11(c)(2).

         Nothing in Section 11(b) or (c) above shall impair the recourse which
Tenant might otherwise have against Landlord, to the extent permitted hereunder,
subject to the limitations of this Lease.

12.      INSURANCE

         (a)      BUILDING INSURANCE. Throughout the Term, Tenant shall keep the
buildings and improvements included in the Premises, as well as Tenant's
personal property and Landlord's FF&E, insured for the "full replacement value"
thereof against loss or damage by perils customarily included under standard
"all-risk" policies with a deductible not in excess of Ten Thousand and 00/100
Dollars ($10,000.00), together with extended coverage, flood, vandalism,
malicious mischief, and hurricane endorsement. Each such policy of insurance
shall provide that the same will not be canceled without at least thirty (30)
days prior written notice to Landlord. On or before the Commencement Date,
Tenant shall deliver to Landlord certificates of insurance, showing that the
insurance required to be maintained pursuant to the foregoing provisions of this
Section 13(a) is in force and will not be modified or canceled without thirty
(30) days prior written notice being furnished to Landlord. Thereafter, not less
than thirty (30) days prior to the expiration or termination of each such
policy, Tenant shall furnish to Landlord certificates showing renewal of, or
substitution for, policies that expire or are terminated during the Term of the
Lease. In the event of any casualty the insurance proceeds shall be made
available for restoration purposes as provided in SECTION 15 hereof.

         (b)      TENANT'S LIABILITY INSURANCE. Throughout the Term, Tenant
shall maintain commercial general liability insurance, including a contractual
liability endorsement, and personal injury liability coverage in respect of the
Premises and the conduct or operation of its business therein, naming Landlord
as an additional insured, with a combined single limit for bodily injury and
property damage liability of not less than $2,000,000 in any one occurrence.
Each such policy of insurance shall provide that the same will not be canceled
without at least thirty (30) days prior written notice to Landlord. On or before
the Commencement Date, Tenant shall deliver to Landlord certificates of
insurance, showing that the insurance required to be maintained pursuant to the

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<PAGE>   12

foregoing provisions of this Section 13(b) is in force and will not be modified
or canceled without thirty (30) days prior written notice being furnished to
Landlord. Thereafter, not less than thirty (30) days prior to the expiration or
termination of each such policy, Tenant shall furnish to Landlord certificates
showing renewal of, or substitution for, policies that expire or are terminated
during the Term of the Lease.

         (c)      OTHER INSURANCE. During the Term, Tenant shall, at its
expense, also secure and maintain the following policies of insurance to wit:
(i) workers' compensation insurance as required by law; (ii) during the course
of construction of any improvements, including, but not limited to, Alterations
and until completion thereof, builder's risk insurance on a "all risk" basis on
a comprehensive value form for replacement value covering the interest of
Landlord and Tenant (and their respective contractors, subcontractors and
Landlord's mortgagees) and all work incorporated into the Premises and all
materials and equipment in or about the Premises; (iii) business interruption
insurance with respect to the Premises in an amount of coverage reasonably
sufficient to pay, if necessary, the Rent and other charges under this Lease for
the period of time not less than one (1) year. Landlord (and its mortgagees)
shall be additionally named insured under any such policies procured by Tenant.

         (d)      REQUIREMENTS. All such policies required to be maintained
hereunder shall be written by insurance companies licensed to do business in the
State of Florida and having a rating of "A" Class IX or better by Bests
Insurance Key Rating Guide published by A.M. Best Company. All insurance
provided for in this Section 13 shall be effected under valid and enforceable
occurrence insurance policies issued by insurers of recognized responsibility
which are licensed to do business in the State of Florida (and reasonably
acceptable to Landlord). Each policy of insurance shall have attached thereto an
endorsement that such policy shall not be cancelled or materially changed
without at least thirty (30) days' prior written notice to Landlord, and any
mortgagee of the Premises, and that no act or thing done by Tenant shall
invalidate the policy as against Landlord or any mortgagee of the Premises.
Before the Commencement Date, the Tenant obtaining such insurance shall deliver
certificates thereof (with receipts or other evidence of full payment of the
premiums thereon and a copy of such policy) to the Landlord, and thereafter, not
less than thirty (30) days prior to the expiration of each insurance policy
required to be furnished pursuant hereto, the party obtaining the same shall
deliver to the other party a renewal certificate thereof, together with receipts
therefor. Tenant and Landlord shall cooperate with each other in expediting the
obtaining of insurance recoveries. All such insurance shall also contain such
other endorsements as any first mortgagee of the Premises shall reasonably
request.

         (e)      SUBROGATION. Landlord and Tenant each hereby release each
other from liability to the extent of insurance maintained or required to be
maintained hereunder. Landlord and Tenant shall each obtain from their
respective insurers under all policies of insurance maintained by either of them
at any time during the Term hereof insuring or covering the Premises, a waiver
of all rights of subrogation which the insurer of the party might otherwise
have, if at all, against the other party.

13.      INDEMNIFICATION

         (a)      TENANT'S INDEMNIFICATION. Except as may otherwise be provided
in this Lease, Tenant shall indemnify and hold harmless Landlord, its employees,
officers, directors, managers, agents, shareholders, partners or other owners

                                       12
<PAGE>   13

from and against any and all third-party claims arising from or in connection
with: (i) the conduct or management of the Premises or of any business thereon,
or any condition created in or about the Premises during the term of this Lease,
unless created by Landlord, its employees, officers, directors, managers,
agents, shareholders, partners or other owners, invitees or contractors, or any
person or entity acting at the instance of Landlord; (ii) any act, omission or
negligence of Tenant or any of its subtenants or licensees or its employees,
officers, directors, managers, agents, shareholders, partners or other owners,
invitees or contractors; or (iii) any accident or injury or damage whatever, not
caused by Landlord or any person or entity acting at the instance of Landlord
occurring in, at or upon the Premises.

         (b)      LANDLORD'S INDEMNIFICATION. Except as may otherwise be
provided in this Lease, Landlord shall indemnify and hold harmless Tenant, its
employees, officers, directors, managers, agents, shareholders, partners or
other owners from and against any and all third-party claims arising from or in
connection with any act, omission or negligence of Landlord or any of its
employees, managers, agents or contractors pertaining to the Premises, unless
caused by the negligence or misconduct of Tenant.

14.      ENVIRONMENTAL MATTERS

         (a)      TENANT OBLIGATIONS. During the Initial Term and any Extension
Term, Tenant shall not do anything during the Term that violates any
Environmental Law (defined below). Tenant shall indemnify, defend and hold
harmless Landlord, its employees, officers, directors, managers, agents,
shareholders, partners or other owners, from and against any and all losses,
claims, suits, damages, judgments, penalties and liability including, without
limitation, (i) all out-of-pocket litigation costs and reasonable attorneys'
fees, (ii) all damages (including consequential damages), directly or indirectly
arising out of the use, generation, storage, release or threatened release or
disposal of Hazardous Materials by Tenant or any of its subtenants or licensees
or its employees, officers, directors, managers, agents, shareholders, partners
or other owners, invitees or contractors, and (iii) the cost of and the
obligation to perform any required or necessary repair, clean-up, investigation,
removal, remediation or abatement, and the preparation of any closure or other
required plans, to the full extent that any of the foregoing is attributable to
the use, generation, storage, release or threatened release or disposal of
Hazardous Materials by Tenant or any of its subtenants or licensees or its
employees, officers, directors, managers, agents, shareholders, partners or
other owners, invitees or contractors.

         (b)      LANDLORD OBLIGATIONS. Landlord shall indemnify, defend and
hold harmless Tenant, its employees, officers, directors, managers, agents,
shareholders, partners or other owners, from and against any and all losses,
claims, suits, damages, judgments, penalties, and liability including, without
limitation, all (i) out-of-pocket litigation costs and reasonable attorneys'
fees, (ii) all damages, including consequential damages, directly or indirectly
arising out of the release or disposal of Hazardous Materials on, under or in
the Premises, or any violation of Environmental Laws, caused by Landlord, or
which occurred prior to the Commencement Date of this Lease.

                                       13
<PAGE>   14

         (c)      DEFINITION. For the purpose of this Section 15, Hazardous
Materials shall include but not be limited to substances defined as "hazardous
substances," "hazardous materials," or "toxic substances" in the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended, 42
U.S.C. Section 9601, ET SEQ.; the Hazardous Materials Transportation Act, 49
U.S.C. Section 1801 ET SEQ.; the Resource Conservation and Recovery Act, 42
U.S.C. Section 6901, ET SEQ.; the Occupational Safety and Health Act of 1970, as
amended; the common law; and any and all state, local or federal laws, rules,
regulations, policies, guidances and orders pertaining to environmental, public
health or welfare matters, as the same may be amended, interpreted or
supplemented from time to time (collectively, the "Environmental Laws"). Any
terms mentioned in this Lease which are defined in any applicable Environmental
Laws shall have the meanings ascribed to such terms in such laws, provided,
however, that if any such laws are amended so as to broaden any term defined
therein, such broader meaning shall apply subsequent to the effective date of
such amendment.

         (d)      SURVIVAL.  The provisions of this Section 15 shall survive
the expiration or sooner termination of this Lease.

15.      DAMAGE AND CONDEMNATION

         (a)      CASUALTY.  In connection with any casualty pertaining to the
Premises:

                  (1)      In the event that the improvements or any portion
thereof, shall be damaged or destroyed by fire, the elements or other casualty,
whether such damage or destruction renders the Premises unfit for the use
contemplated hereby or not, this Lease shall continue in full force and effect,
all Rent and Additional Rent due under this Lease shall continue to be promptly
paid by Tenant; and Tenant, at Tenant's sole cost and expense, and as
expeditiously as possible, shall restore, repair and replace the Premises and
all portions thereof to a condition at least as good as existed immediately
prior to such damage or destruction.

                  (2)      The building insurance proceeds under the policies
maintained by Tenant shall be applied toward the cost of all repairs and
restoration Tenant is required to make under this Section 15.

                  (3)      If the Premises are so damaged by fire, explosion,
wind storm or other casualty as to be made untenable, whereupon fifty percent
(50%) or more of the improvements on such Premises are damaged during the last
two (2) lease years of the term, then the Tenant may elect to terminate this
Lease upon giving written notice thereof to Landlord within thirty (30) business
days of such casualty, whereupon such termination Tenant shall pay to Landlord
within thirty (30) calendar days after giving such written notice of termination
in currently available funds a sum equal to the equal fair market value of the
Premises immediately prior to the casualty less the sums payable to Landlord as
property damage insurance proceeds (not including any business interruption or
loss of rent payments payable by reason of such casualty) and all proceeds
payable under such insurance shall be paid to Landlord.

         (b)      CONDEMNATION. In connection with any condemnation of the
Premises:

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<PAGE>   15

                  (1)      If at any time during the Term of this Lease all or
substantially all of the Premises shall be taken in the exercise of the power of
eminent domain by any sovereign, municipality or other public or private
authority, then this Lease shall terminate on the date of vesting of title in
such authority and any prepaid Rent shall be apportioned as of said date.
Substantially all of the Premises shall be deemed to have been taken if, in
Landlord's and Tenant's reasonable judgment, the remaining portion of the
Premises shall not be of sufficient size to permit the construction and
operation of buildings thereon substantially of a size of the existing
buildings.

                  (2)      If less than all or substantially all of the Premises
shall be taken in the exercise of the power of eminent domain by any sovereign,
municipality or other public or private domain by any sovereign, municipality or
other public or private authority, then this Lease shall continue in force and
effect and Tenant shall proceed with reasonable diligence at its own expense to
carry out any necessary repairs and restoration so that the remaining portion of
the Premises shall constitute a complete structural unit or units which can be
operated on an economically feasible basis under the provisions of this Lease.
All of such repair and restoration shall be carried out by Tenant in strict
accordance with the restoration provisions of Article 15(c) of this Lease. The
award or awards for any partial taking shall be paid to Landlord and shall be
disbursed for the repair and restoration of the Premises in accordance with
Article 15(c).

                  (3)      The award or awards for any taking of all or
substantially all of the Premises shall be paid to Landlord, provided that
Tenant shall have the right to pursue its own separate award for the value,
immediately prior to such taking, of loss of equipment, loss of business, loss
of its leasehold interest, and moving expenses, to the extent the foregoing does
not reduce any award to be received by Landlord.

                  (4)      If the temporary use of the whole or any part of the
Premises shall be taken at any time during the Term of this Lease in the
exercise of the power of eminent domain by any sovereign, municipality or other
authority, the Term of this Lease shall not be reduced or affected in any way
and Tenant shall continue to pay in full the Rent, and the entire award for such
taking shall be paid to Landlord, to be applied and disposed of as hereinafter
provided. Landlord shall credit against the next Rent payment due from Tenant
that portion of said award paid for the use and occupancy of the Premises. That
portion of such award which compensates for physical damage to the Premises
occasioned by such taking shall be held by Landlord, and used to reimburse
Tenant for costs of restoration and repair of the portion of the Premises so
damaged. Tenant shall perform all of such restoration and repair in accordance
with the terms of Section 15(c).

         (c)      ESCROW. In connection with Tenant's repair after damage by
casualty or condemnation, the following shall be applicable:

                  (1)      Whenever Tenant shall be required to carry out any
work of demolition, restoration, repair, replacement or rebuilding pursuant to
this Lease after fire or other casualty loss or a condemnation, Landlord or a
depository designated by Landlord shall be entitled to receive the applicable
insurance proceeds and condemnation award or awards for reimbursement to the
Tenant for the required work, to be disbursed by Landlord in its reasonable

                                       15
<PAGE>   16

discretion as construction progresses; provided, however, that Landlord shall be
entitled to apply all or any portion of such proceeds to cure Tenant's defaults
hereunder prior to the commencement of such work and Landlord shall be entitled
to any surplus thereof.

                  (2)      Tenant shall obtain Landlord's prior written approval
(not to be unreasonably withheld) or delayed of Tenant's plans and budget, and
shall provide Landlord with true and correct certified copies of all legally
required permits and/or other approvals for construction, and, with evidence,
reasonably satisfactory to Landlord, that Tenant has sufficient funds earmarked
for such work to complete the same (the completion of which is hereby expressly
guaranteed by Tenant). All work shall be carried out in accordance with the
terms of Article 7, including, without limitation, the terms thereof which
require the work to be performed in a good and workmanlike manner, in compliance
with all applicable laws and ordinances, and shall be completed lien-free and in
compliance with all title, zoning, building, and other applicable restrictions.
If at any time Tenant shall fail or neglect to supply sufficient workmen or
sufficient materials of proper quality, or fail in any other respect to
prosecute such work of demolition, restoration, repair, replacement or
rebuilding with diligence and promptness, then Landlord may give to Tenant
written notice of such failure or neglect, and if such failure or neglect
continues for ten (10) days after such notice, then, if Landlord so requests in
Landlord's sole discretion, Tenant shall assign all construction contracts for
the reconstruction to Landlord, and Landlord, in addition to all other rights
which Landlord may have, may enter upon the Premises, provide labor and/or
materials, cause the performance of any contract and/or do such other acts and
things as Landlord may deem advisable to prosecute such work, in which event
Landlord shall be entitled to reimbursement of its costs and expenses out of any
insurance proceeds, condemnation award or awards and any other monies held by
Landlord (or such depository) for application to the cost of such work, in
accordance with the restoration provisions hereof. All costs and expenses
incurred by Landlord in carrying out such work for which Landlord is not
reimbursed out of insurance proceeds, condemnation award or awards or other
monies held by Landlord (or such depository), shall be borne by Tenant and shall
be payable by Tenant to Landlord as Additional Rent upon demand, which demand
may be made by Landlord from time to time as such costs and expenses are
incurred, in addition to any or all damages to which Landlord shall be entitled
hereunder.

                  (3)      Unless this Lease is terminated, of the insurance
proceeds made available to Landlord shall be remitted by Landlord to a bank or
trust company selected by Landlord in reimbursement of Landlord or Tenant, as
the case may be, for the cost of repair and reconstruction, as the same
progresses and any excess remaining after completion of the repair and
reconstruction shall be paid to Landlord, as Landlord's sole and absolute
property; and

16.      DEFAULT BY LANDLORD

         Notwithstanding any other provision of this Lease, if Landlord by any
act or omission is in breach or default of this Lease and such breach or default
continues for a period of thirty (30) consecutive days after Tenant notifies
Landlord in writing thereof, or such default is not capable of being cured
within such thirty (30) and if Landlord shall not have commenced to cure same
within such thirty (30)-day period and is preceding to cure same diligently

                                       16
<PAGE>   17

within a reasonable period of time, not to exceed an additional ninety (90)
days, Tenant shall have all remedies available to Tenant at law or in equity
against Landlord but Tenant shall not be entitled to punitive or consequential
damage.

17.      DEFAULT BY TENANT

         (a)      EVENTS OF DEFAULT.  If:

                  (i)      Tenant shall default in the due and punctual payment
of the Rent, insurance premiums, impositions or any other amounts or rents due
under this Lease or any part thereof, and such default shall continue for
fifteen (15) days after written notice to Tenant (provided that with respect to
the requirements of Section 21 hereof, no cure period shall be applicable); or

                  (ii)     Tenant shall default in the performance or in
compliance with any of the other covenants, agreements or conditions contained
in this Lease and such default shall not be cured within thirty (30) days after
receipt by Tenant of written notice from Landlord or, if such default is not
capable of being cured within thirty (30) days, then if Tenant shall not have
commenced to cure the same within such thirty (30) day period and proceeded
diligently to cure the same within a reasonable period not to exceed an
additional ninety (90) days; or

                  (iii)    Tenant shall file a voluntary petition in bankruptcy
or under Chapter VII or XI of the Federal Bankruptcy Act or any similar law,
state or federal, whether now or hereafter existing, or an answer admitting
insolvency or inability to pay its debts, or fail to obtain a vacation or stay
of involuntary proceedings within ninety (90) days after the involuntary
petition is filed; or Tenant shall be adjudicated a bankrupt, or a trustee or
receiver shall be appointed for Tenant or for all of its property or the major
part thereof in any involuntary proceedings, or any court shall have taken
jurisdiction of the property of Tenant or the majority part thereof in any
involuntary proceeding for reorganization, dissolution, liquidation or winding
up of Tenant, and such trustee or receiver shall not be discharged or such
jurisdiction relinquished or vacated or stayed on appeal or otherwise within
ninety (90) days; or Tenant shall make an assignment for the benefit of its
creditors;

         (b)      LANDLORD'S REMEDIES UPON DEFAULT. If any such event referred
to in clauses 17(a)(i) through (a)(iii) above (any such event being an "Event of
Default"), Landlord shall have the remedies with respect to the Premises as set
forth below:

                  Upon the occurrence of an Event of Default by Tenant, then
Landlord shall be entitled to the following remedies and any other remedies
granted by law, or by equity, all or any of which shall be available to Landlord
upon default except as otherwise provided:

                  (i)      Landlord may terminate this Lease by giving written
notice of termination to Tenant, in which event Tenant shall immediately
surrender the Premises to Landlord. If Tenant fails to so surrender the
Premises, then Landlord may, without prejudice to any other remedy it has for
possession of the Premises or arrearages in rent or other damages, re-enter and

                                       17
<PAGE>   18

take possession of the Premises and expel or remove Tenant and any other person
occupying the Premises or any part thereof, in accordance with applicable law;
no such re-entry shall be viewed as an election of remedies;

                  (ii)     Landlord may re-enter and take possession of the
Premises without terminating the Lease in accordance with applicable law, and
relet the Premises and apply the Rent received to the account of Tenant. In the
event Landlord so re-enters and takes possession of the Premises as set forth
above, Landlord agrees to use reasonable efforts to relet the Premises for a
commercially reasonable rate at the time of such reletting. No reletting by
Landlord is considered to be for Landlord's own account unless Landlord has
notified Tenant in writing that this Lease has been terminated. In addition, no
such reletting is to be considered an acceptance of Tenant's surrender of the
Premises unless Landlord so notifies Tenant in writing.

                  (iii)    If this Lease is terminated by Landlord, Landlord
shall be entitled to recover from Tenant as damages the worth at the time of
such termination of the excess, if any, of the amount of rent reserved in this
Lease for the balance of the term of this Lease (which shall be calculated on
the then current rent under this Lease), in excess of the then reasonable rental
value of the Premises for the same period, plus all costs and expenses of
Landlord, including court costs, reasonable attorneys' fees, and reletting
costs, caused by Tenant's default.

                  (iv)     If Tenant shall default in making any payment
required to be made by Tenant, or shall default in the performance of any
obligations of Tenant under this Lease, Landlord may, but shall not be obligated
to, make such payment or, on behalf of the Tenant, expend such sums as may be
necessary to perform such obligations. All sums so expended by Landlord shall
bear interest at the Stipulated Rate, and shall be repaid by Tenant to Landlord
on demand as additional rent due pursuant to the terms of this Lease. No such
payment or expenditure by Landlord shall be deemed a waiver of Tenant's default,
nor shall it affect any other remedy of Landlord by reason of such default.

                  (v)      In the event of a breach by Tenant or Landlord of any
of the terms, covenants, conditions or agreements hereof, Landlord or Tenant
shall have the right of injunction to restrain the same and the right to invoke
any remedy allowed by law or in equity or by statute or otherwise as if specific
remedies were not herein provided, subject to the limitations otherwise provided
in this Lease.

                  (vi) The rights and remedies given to Landlord and Tenant in
this Lease are distinct, separate and cumulative, and no one of them, whether or
not exercised by Landlord or Tenant, shall be deemed to be in exclusion of any
of the others herein or now or hereafter existing by law or in equity or by
statute or otherwise, except to the extent otherwise provided herein. The
exercise, or beginning of the exercise, by Landlord or Tenant of any one or more
of the rights or remedies provided for in this Lease or now or hereafter
existing at law or in equity or by statute or otherwise shall not preclude the
simultaneous or later exercise by Landlord or Tenant of any or all other rights
or remedies.

                  (vii)    All costs incurred by either party in connection with
any amounts and damages owing by the other party pursuant to the provisions of
this Lease or in connection with any effort to enforce any provision of this
Lease, including reasonable attorneys' fees and court costs from the date any

                                       18
<PAGE>   19

such matter is turned over to an attorney (including on appeal), whether or not
one or more actions are commenced, shall be recoverable by the prevailing party.

18.      SURRENDER; HOLDOVER

         At the end of the Term or upon termination of this Lease, whichever
first occurs, Tenant shall quit and surrender possession of the Premises to
Landlord in good operating condition, normal wear and tear excepted. Tenant
shall not be obligated to remove any alterations to the Premises that were
approved by Landlord unless Landlord shall notify Tenant of Landlord's desire
for such alteration to be removed. If Tenant remains in possession of the
Premises after the end of the Term, then Tenant shall be deemed to be a tenant
from month to month only, under all of the same terms and conditions of this
Lease then in effect, except as to the duration of the Term and Base Rent, which
shall be in the amount of 150% of the monthly Base Rent payable by Tenant to
Landlord during the last month of the Initial Term. In addition, Tenant shall
also be responsible for all reasonable damages, costs and expenses incurred by
Landlord during such period of holdover, which are attributable directly to
Tenant's continued possession of the Premises.

19.      BROKERAGE

         Landlord and Tenant each represents and warrants to the other that it
had no conversations, negotiations or agreements with any broker or finder
concerning the consummation of this Lease. Landlord and Tenant shall each
indemnify and hold harmless the other from and against any claims for brokerage
commissions or finder's fees (together with all related expenses, including,
without limitation, reasonable attorneys' fees) resulting from or arising out of
any conversations or negotiations had by it with, or any agreement between it
and, any broker or finder in connection with this Lease.

20.      ASSIGNMENT AND SUBLETTING

         Tenant shall not assign this Lease or sublet all or any portion of the
Premises or pledge or mortgage Tenant's interest in this Lease without
Landlord's prior, written consent, which consent shall not be unreasonably
withheld, conditioned or delayed and pursuant to an assignment/sublet agreement
in form reasonably acceptable to Landlord. In the event of an assignment or
subletting of all or any portion of the Premises (other than with respect to an
affiliate controlled by Tenant or in connection with a merger or consolidation
of Tenant), then the Tenant shall, in consideration therefore, pay Landlord in
Additional Rent an amount equal to one-half of the "Assignment Profit" (as
hereinafter defined) and one-half of the "Sublease Profit" (as hereinafter
defined) as the case may be. Notwithstanding any assignment of Tenant's interest
under this Lease or Tenant's subletting of all or any portion of the Premises,
Tenant shall not be released and shall remain primarily liable for all of the
obligations required to be performed by the tenant under this Lease. In
addition, no consent by Landlord shall be required in connection with an
assignment, sublet or other transfer of all or any portion of the Premises or

                                       19
<PAGE>   20

Tenant's interest in this Lease to an affiliate controlled by Tenant, or in
connection with a merger or consolidation of Tenant. This Lease contains no
provision restricting, purporting to restrict or referring in any manner to (a)
a change in control or change in stockholders, directors, management or
organization of Tenant, or any subsidiary, affiliate or parent of Tenant, (b) to
the issuance, sale, purchase, public offering, disposition or recapitalization
of the capital stock of Tenant, or any subsidiary, affiliate or parent of
Tenant, or (c) to a merger, amalgamation or consolidation of Tenant or Tenant's
parent or any subsidiary, affiliate or parent of Tenant or Tenant's parent.

         The term "Assignment Profit" shall mean an amount equal to all sums and
other considerations paid to Tenant by the assignee for or by reason of such
assignment (including, but not limited to, sums paid for the sale or rental of
Tenant's fixtures, leasehold improvements, equipment, furniture, furnishings or
other personal property, less, in the case of a sale thereof, the then net
unamortized or undepreciated cost thereof determined on the basis of Tenant's
federal income tax returns).

         The term "Sublease Profit" shall mean in any Lease Year of the Term of
this Lease: (i) any rents, additional charges or other consideration payable
under the sublease to Tenant by the subtenant which is in excess of the Base
Rent accruing during such Lease Year of the Term of this Lease in respect to the
subleased space (at the rate per square foot payable by Tenant hereunder)
pursuant to the terms hereof; and (ii) all sums paid for the sale or rental of
Tenant's fixtures, leasehold improvements, equipment, furniture or other
personal property, less, in the case of the sale thereof, the then net
unamortized or undepreciated cost thereof determined on the basis of Tenant's
federal income tax returns, which net unamortized amount shall be deducted from
the sums paid in connection with such sale in equal monthly installments over
the balance of the term of the sublease (each such monthly deduction to be in an
amount equal to the quotient of the net unamortized amount, divided by the
number of months remaining in the term of this Lease). The sums payable under
this Section 20 shall be paid to Landlord as and when paid by the subtenant to
Tenant.

21.      PARKING

         As of the date of this Lease, Landlord has been paying $29,812.50 to
the City of Fort Lauderdale (the "City") on a monthly basis in exchange for the
City's delivery to Landlord on a monthly basis of 625 parking passes, each of
which entitles the holder to park for one month at no additional charge in a
parking space in a designated area of the City parking garage located
immediately east of the Premises. Landlord has no formal written agreement with
the City regarding this arrangement. During the Term, for as long as the City
continues to provide such parking passes for the Premises, Tenant shall continue
to purchase as many parking passes as the City will sell to Tenant which shall
be for the exclusive use of Tenant. Tenant agrees to pay the City for the
parking passes and obtain the same by the fifteenth (15th) day of each month,
and provide notice to Landlord as to the number and cost of all such passes
obtained by the twentieth (20th) of each month prior to the month such passes
are due, Tenant will provide a receipt from the City evidencing the payment for
such spaces, upon the request of Landlord. Unless Landlord elects otherwise
(which election shall beat the sole discretion of Landlord and upon 24 hours

                                       20
<PAGE>   21

written notice to Tenant), Tenant will continue to pay the City for the passes
on a monthly basis, and Tenant will pick up the passes from the City on a
monthly basis. If during the Term hereof Landlord elects by written notice to
Tenant to assume full responsibility for obtaining such parking passes, Landlord
will purchase such parking passes from the City and immediately provide all of
them to Tenant for its exclusive use, provided Tenant reimburses Landlord for
the actual cost of the passes (which amounts shall be deemed Additional Rent
hereunder) within ten (10) days of demand. Landlord makes no representations or
warranties as to the continued availability of any of such parking passes from
the City in the future nor as to the number or cost of such passes or the
location within the City garage designated for use by the pass holders. Tenant
releases and agrees not to seek recourse against Landlord on account of any
loss, cost or expense incurred by Tenant in the event the City no longer makes
some or all of the parking passes available for use by occupants of the
Premises. In addition, Tenant shall not be held liable or responsible by
Landlord or its mortgagee or any other party for any failure by the City to
issue such parking spaces to Tenant, either in whole or in part, provided Tenant
(if obligated to do so) attempted to obtain such parking passes available as set
forth herein.

24.      MISCELLANEOUS

         (a)      GOVERNING LAW. This Lease shall be governed by and construed
in accordance with the laws of the State of Florida.

         (b)      CERTAIN DEFINITIONS.

                  "INCLUDING" means including without limitation.

                  "TENANT INDEMNITEE" means any individual, a partnership, a
corporation, an association, a limited liability company, a joint stock company,
a trust, a joint venture, an unincorporated organization, or a governmental
entity (or any department, agency, or political subdivision thereof), or any
other entity recognized under the laws of any state (i) of which Tenant is a
direct or indirect subsidiary of any tier, or that directly or indirectly
controls Tenant, (ii) that is a direct or indirect subsidiary of any tier of
Tenant or that Tenant directly or indirectly controls, or (iii) that is under
direct or indirect common control with Tenant, and all officers, directors, and
representatives thereof.

         (c)      INDEMNIFICATION MATTERS INVOLVING THIRD PARTIES. With respect
to the obligation of either party to indemnify pursuant to this Lease:

                  (i)      If any third party shall notify any person or entity
entitled to indemnification under this Lease (the "Indemnified Party") with
respect to any matter (a "Third Party Claim") which may give rise to a claim for
indemnification against another party (the "Indemnifying Party"), then the
Indemnified Party shall promptly notify the Indemnifying Party thereof in
writing; provided, however, that no delay on the part of the Indemnified Party
in notifying the Indemnifying Party shall relieve the Indemnifying Party from
any obligation hereunder unless, and then solely to the extent, the Indemnifying
Party thereby is prejudiced.

                  (ii)     An Indemnifying Party will have the right to defend
the Indemnified Party against the Third Party Claim with counsel of its choice
satisfactory to the Indemnified Party so long as (A) the Indemnifying Party
notifies the Indemnified Party in writing, within fifteen (15) days after the
Indemnified Party has given notice of the Third Party Claim, that the
Indemnifying Party will indemnify the Indemnified Party from and against the
entirety of any adverse consequences the Indemnified Party may suffer resulting
from, arising out of, relating to, in the nature of, or caused by the Third

                                       21
<PAGE>   22

Party Claim, (B) the Indemnifying Party provides the Indemnified Party with
evidence acceptable to the Indemnified Party that the Indemnifying Party will
have the financial resources to defend against the Third Party Claim and fulfill
its indemnification obligations hereunder, (C) the Third Party Claim involves
only money damages and does not seek an injunction or other equitable relief,
(D) settlement of, or an adverse judgment with respect to, the Third Party Claim
is not, in the good faith judgment of the Indemnified Party, likely to establish
a precedential custom or practice adverse to the continuing business interests
of the Indemnified Party and (E) the Indemnifying Party conducts the defense of
the Third Party Claim actively and diligently.

                  (iii)    So long as the Indemnifying Party is conducting the
defense of the Third Party Claim in accordance with clause (ii) above, (A) the
Indemnified Party may retain separate co-counsel at its sole cost and expense
and participate in the defense of the Third Party Claim, (B) the Indemnified
Party will not consent to the entry of any judgment or enter into any settlement
with respect to the Third Party Claim without the prior written consent of the
Indemnifying Party, not to be withheld unreasonably, and (C) the Indemnifying
Party will not consent to the entry of any judgment or enter into any settlement
with respect to the Third Party Claim without the prior written consent of the
Indemnified Party, not to be withheld unreasonably.

                  (iv)     If, in the reasonable judgment of the Indemnified
Party, any of the conditions in clause (ii) above is or becomes unsatisfied,
however, (A) the Indemnified Party may defend against, and consent to the entry
of any judgment or enter into any settlement with respect to, the Third Party
Claim in any manner it may deem appropriate (and the Indemnified Party need not
consult with, or obtain any consent from, any Indemnifying Party in connection
therewith), (B) the Indemnifying Party will reimburse the Indemnified Party
promptly and periodically for the costs of defending against the Third Party
Claim (including attorneys' fees and expenses), and (C) the Indemnifying Party
will remain responsible for any damages, penalties, fines, costs and expenses,
including attorney's fees, the Indemnified Party may suffer resulting from,
arising out of, relating to, or caused by the Third Party Claim to the fullest
extent provided in this Lease.

         (d)      CONSENTS AND APPROVALS. If, pursuant to any provision of this
Lease, the consent or approval of either party is required to be obtained by the
other party, then, unless otherwise provided herein, the party whose consent or
approval is required shall not unreasonably withhold, condition or delay such
consent or approval.

         (e)      RIGHTS AND REMEDIES. All rights and remedies of either party
expressly set forth herein are intended to be cumulative and not in limitation
of any other right or remedy set forth herein or otherwise available to such
party at law or in equity. Notwithstanding the foregoing, in no event shall
either party be liable to the other for consequential or punitive damages,
except as otherwise provided in this Lease.

         (f)      NO WAIVER. The failure of either party to seek redress for a
breach of, or to insist upon the strict performance of any covenant or condition
of this Lease, shall not prevent a subsequent act which would have originally
constituted a breach from having all the force and effect of an original breach.
The receipt by Landlord of Rent with knowledge of the breach of any covenant of
this Lease by Tenant shall not be deemed a waiver of such breach and no
provision of this Lease shall be deemed to have been waived by Landlord unless

                                       22
<PAGE>   23

such waiver is in writing and signed by Landlord. The payment by Tenant of Rent
with knowledge of the breach of any covenant of this Lease by Landlord shall not
be deemed a waiver of such breach and no provision of this Lease shall be deemed
to have been waived by Tenant unless such waiver is in writing and signed by
Tenant.

         (g)      SUCCESSORS AND ASSIGNS. Each and all of the terms and
agreements herein contained shall be binding upon and inure to the benefit of
the parties hereto, and their heirs, legal representatives, successors and
assigns. Any sale or transfer of the Premises by Landlord during the Term shall
be made by an instrument that expressly refers to this Lease as a burden upon
the Premises.

         (h)      RECORDING. Tenant may not record this Lease. At Tenant's
request, Landlord will cooperate with Tenant in the execution and recording of a
memorandum of lease in the form attached hereto as EXHIBIT "C" ("Memorandum").
Upon any termination of this Lease, Tenant agrees that it will execute such
documents as Landlord may request evidencing that this Lease has been terminated
and canceling the Memorandum of record. The Tenant does hereby indemnify and
hold the Landlord harmless for any loss, cost or expense, including, but not
limited to, attorneys' fees and court costs through all trial and appellate
levels as a result of Tenant's breach of its obligations set forth in this
paragraph. The provisions of this paragraph shall survive any termination of
this Lease.

         (i)      NOTICES. All notices required hereunder shall be in writing
and shall be effective when delivered to the address set forth below (or to such
other addresses as either party may subsequently designate).

                  (i)      if to Tenant to:

                           ANC Rental Corporation
                           200 South Andrews Avenue
                           Ft. Lauderdale, FL 33301
                           Attn:    Corporate Real Estate

                  with a copy (which shall not constitute notice) to:

                           Akerman, Senterfitt & Eidson, P.A.
                           Las Olas Centre II
                           350 East Las Olas Boulevard, Suite 1600
                           Fort Lauderdale, FL 33301
                           Attn:  David A. Reed

                  (ii)     if to Landlord:

                           AutoNation USA Corporation
                           110 S.E. 6th Street, 17th Floor
                           Ft. Lauderdale, FL 33301
                           Attn:    Corporate Real Estate

                                       23
<PAGE>   24

                  with a copy (which shall not constitute notice) to:

                           AutoNation, Inc.
                           110 S.E. 6th Street, 20th Floor
                           Ft. Lauderdale, FL 33301
                           Attn:    Real Estate Legal Department
                           Telecopy: (954) 769-6622

         (j) ENTIRE AGREEMENT; MODIFICATIONS. This Lease contains the entire
agreement between the parties concerning the matters set forth herein and may
not be modified orally or in any manner other than by an agreement in writing
signed by all the parties hereto or their respective successors in interest.
Further, this Lease supersedes any and all prior lease(s) for the Premises that
may have been entered into by the parties.

         (k) JOINT AND SEVERAL OBLIGATIONS. If Landlord includes more than one
person or entity, the obligations shall be joint and several of all such persons
and entities.

         (l) RADON DISCLOSURE. The following disclosure is required by Florida
law: "RADON GAS: Radon is a naturally occurring radioactive gas that, when it
has accumulated in a building in sufficient quantities, may present health risks
to persons who are exposed over time. Levels of radon that exceed federal and
state guidelines have been found in buildings in Florida. Additional information
regarding radon and radon testing may be obtained from your county health unit."

         (m) ESTOPPEL CERTIFICATE. Each party agrees, at any time and from time
to time as requested by the other party, or as requested by Landlord's mortgagee
or purchaser of the Premises, to execute and deliver to the other a statement
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same are in full force and effect as
modified and stating the modifications), certifying the dates to which the Base
Rent and Additional Rent have been paid, stating whether or not to the knowledge
of such party the other party is in default in performance or any of its
obligations under this Lease, and, if so, specifying each such default, and
stating whether or not any event has occurred which, with the giving of notice
or passage of time, or both, would constitute such a default, and, if so,
specifying each such event. Tenant also shall include in any such statements
such other information concerning this Lease as Landlord, its mortgagee or
potential purchaser of the Premises may reasonably request.

         (n) ATTORNEYS' FEES. In the event that at any time during the Term of
this Lease either Landlord or Tenant shall institute any action or proceeding
against the other relating to the provisions of this Lease, or any default
hereunder, the unsuccessful party in such action or proceeding agrees to
reimburse the successful party for the reasonable expenses of attorneys' fees
and paralegal fees and disbursements incurred therein by the successful party.
Such expenses incurred prior to trial and at all levels of appeal and post
judgment proceedings.

                                       24
<PAGE>   25

         (o) LIMITATION OF RIGHT OF RECOVERY. In the event of a breach or
default by Landlord of any of its obligations under this Lease, Tenant shall
look solely to Landlord's equity interest in the Premises for the satisfaction
of Tenant's remedies. It is specifically understood and agreed that there shall
be no personal liability of Landlord or any member, director, officer,
shareholder, partner, trustee, beneficiary, employee or agent of Landlord with
respect to any of the covenants, conditions or provisions of this Lease.

         (p) PAYMENT OR PERFORMANCE. Landlord shall have the right, upon ten
(10) days prior written notice to Tenant (or without notice in case of emergency
or in order to avoid any fine, penalty, or cost which may otherwise be imposed
or incurred, or without notice given the circumstances in connection with the
issuance of parking passes pursuant to this Lease), to make any payment or
perform any act required of Tenant under any provision in this Lease, and in
exercising such right, to incur necessary and incidental costs and expenses,
including reasonable attorney's fees. Nothing herein shall imply any obligation
on the part of Landlord to make any payment or perform any act required of
Tenant, and the exercise of the right to do so shall not constitute a release of
any obligation, waiver of any default or obligation of Landlord to make any
similar payment or perform any similar act in the future. All payments made, and
all costs and expenses incurred in connection with Landlord's exercise of the
right set forth in this Section, shall be reimbursed by Tenant within ten (10)
days after receipt of a bill setting forth the amounts so expended, together
with interest at the Stipulated Rate from the date such sums are incurred by
Landlord. Any such payments, costs and expenses made or incurred by Landlord
shall be treated as Additional Rent owed by Tenant.

         (q) ACCESS: Landlord and its agents shall have the right, upon
reasonable prior notice to Tenant, to enter upon the Premises for the purpose of
making any repairs therein or thereto which are considered reasonably necessary
by Landlord, in such a manner as not to unreasonably interfere with Tenant in
the conduct of Tenant's business on the Premises; and in addition, Landlord and
its agents shall have the right to enter the Premises at any time in cases of
emergency, upon providing Tenant such reasonable notice given the circumstances
of the emergency. Upon reasonable prior notice to Tenant and during normal
business hours, Landlord and its agents shall have the right to enter and/or
pass through the Premises to examine the Premises and show them to prospective
purchasers or mortgagees of the Premises, provided all such entries set forth
herein by Landlord, its agents or prospective Purchasers or mortgagees shall be
at the sole liability of Landlord, and shall be conducted in such a manner so as
not to interfere with Tenant's use and enjoyment of the Premises.

         (r) NOTICE TO MORTGAGEE. Upon the prior written request of Landlord,
Tenant shall provide simultaneous notice to the holder of any mortgage on the
Premises of any notice claiming Landlord is in default of this Lease. Such
mortgagee shall be specifically identified by Landlord to Tenant in writing. In
no event, however, shall Tenant's rights or remedies hereunder be limited or
restricted as a result of providing such notice, it being the intent of the
parties that while Tenant shall have the obligation to provide such notice to
Landlord's mortgagee, Tenant shall not be prohibited or restricted in seeking
any remedies against Landlord as a result thereof.

                            (SIGNATURE PAGES FOLLOW)

                                       25
<PAGE>   26

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

 SIGNED, SEALED AND DELIVERED                 LANDLORD:
 IN THE PRESENCE OF:

                                              AUTONATION USA CORPORATION,
                                              a Florida corporation

                                              By:
----------------------------------               ------------------------------
 PRINT NAME OF WITNESS BELOW:

                                              Name:
                                                   ----------------------------
                                              Title:
----------------------------------                 ----------------------------
 PRINT NAME OF WITNESS BELOW:

                                              TENANT:

                                              ANC RENTAL CORPORATION,
                                              a Delaware corporation

                                              By:
----------------------------------               ------------------------------
 PRINT NAME OF WITNESS BELOW:

                                              Name:
                                                   ----------------------------
                                              Title:
----------------------------------                 ----------------------------
 PRINT NAME OF WITNESS BELOW:

 STATE OF FLORIDA     )
                      ) ss:
COUNTY OF BROWARD     )

         The foregoing instrument was acknowledged before me this ____ day of
____________, 2000, by ______________________, ________________ of
__________________________, a ____________________ corporation, on behalf of the
corporation. He/she is personally known to me or has produced
____________________ (type of identification) as identification.

                     ---------------------------------------------------------
                                  NOTARY PUBLIC, STATE OF FLORIDA

                     ---------------------------------------------------------
                     (Print, Type or Stamp Commissioned Name of Notary Public)

                                       26
<PAGE>   27

 STATE OF FLORIDA     )
                      ) ss:
COUNTY OF BROWARD     )

         The foregoing instrument was acknowledged before me this ____ day of
____________, 2000, by ______________________, ________________ of
__________________________, a ____________________ corporation, on behalf of the
corporation. He/she is personally known to me or has produced
____________________ (type of identification) as identification.

                     ---------------------------------------------------------
                                  NOTARY PUBLIC, STATE OF ______________

                     ---------------------------------------------------------
                     (Print, Type or Stamp Commissioned Name of Notary Public)

                                       27<PAGE>   1

                                                                    Exhibit 10.8

                                    FORM OF

                          OFFICE SPACE LEASE AGREEMENT

         THIS OFFICE SPACE LEASE AGREEMENT (this "Lease") is made as of this
_______ day of __________________, 2000, by and between CORPORATE PROPERTIES
HOLDING, INC., A DELAWARE CORPORATION (hereinafter referred to as "Landlord"),
and ANC RENTAL CORPORATION, A DELAWARE CORPORATION (hereinafter referred to as
"Tenant").

                                    RECITALS

         WHEREAS, Landlord owns that certain parcel of land located in the City
of Ft. Lauderdale, Broward County, Florida, more particularly and legally
described on Exhibit "A" attached hereto (the "Land"), upon which Landlord has
developed an office complex with an address of 5301 NW 33rd Avenue, Fort
Lauderdale, Florida 33309 (the "Office Complex") consisting of a one-story
building (the "Building") and common areas; and

         WHEREAS, Tenant desires to lease space in the Office Complex and
Landlord is willing to rent space in the Office Complex to Tenant, upon and
subject to the terms, conditions, covenants and agreements set forth herein.

         NOW, THEREFORE, for and in consideration of the premises hereof, the
parties hereto, intending legally to be bound, hereby covenant, stipulate and
agree as follows:

                            ARTICLE 1 - THE PREMISES

1.1.    DEMISE.

Landlord does hereby demise, let and lease unto Tenant, and Tenant does hereby
hire, lease and take as Tenant from Landlord, for the term, for the use and on
those terms and conditions hereinafter specified in this lease the premises
hereinafter defined and described in Section 1.2 of this Lease.

1.2.    PREMISES.

The premises shall consist of and include approximately 31,651 square feet of
the Building within the Office Complex (the "Premises"). The location and
configuration of the Premises are outlined on the floor plan(s) attached hereto
as Exhibit "B" and made a part hereof. Tenant or its predecessor in interest has
been occupying the Premises for some time prior to the Lease Commencement Date
and accepts the Premises in its "AS IS" condition on the Lease Commencement
Date.

1.3.    NONEXCLUSIVE RIGHTS.

The lease of the Premises includes the nonexclusive right, together with other
tenants of the Office Complex and members of the public, to use the common and
public areas of the Office Complex (i.e., common area lobby, stairways,
hallways, laboratories and reasonable ingress and egress to the Premises,
subject to reasonable security requirements established by Landlord with regard
to such ingress and egress) for purposes of ingress and egress, but includes no
other rights not specifically set forth herein.

                                     Page 1

<PAGE>   2

1.4.    LANDLORD'S RESERVED RIGHTS.

Landlord and its authorized agents or representatives shall have access to the
Premises at all times (other than with respect to the enclosed office area
portions of the Premises for which Landlord will provide reasonable notice prior
to entering such enclosed offices); provided, however, Landlord shall exercise
reasonable efforts not to interfere with the operation of Tenant's business.
Landlord reserves the right (i) to change from time to time the street address
and/or name of the Office Complex and/or the arrangement and/or location of
entrances, passageways, doors, doorways, corridors, elevators, stairs, toilets,
or other public portions of the Office Complex; (ii) to own, install, erect,
use, maintain and repair and replace pipes and conduits in and through the
Premises; and (iii) to grant to any other person or entity the exclusive right
to conduct any particular business or undertaking in the Office Complex. Tenant
hereby consents and agrees to the foregoing and further agrees and acknowledges
that Landlord may exercise any or all of the foregoing rights without being
deemed guilty of an eviction, actual or constructive, or a disturbance or
interruption of the business of Tenant or of Tenant's use or occupancy of the
Premises; provided such do no adversely affect Tenant's use or occupancy of the
Premises.

                                ARTICLE 2 - TERM

2.1.    TERM.

The term of this Lease ("Lease Term") shall commence at 12:01 a.m. on the Lease
Commencement Date and shall continue unless earlier terminated in accordance
with the provisions of this Lease, for a period of twelve (24) months thereafter
and shall cease, terminate and expire at 11:59 p.m. on December 31, 2001 or
earlier date of termination as provided in this Lease (the "Lease Expiration
Date").

2.2.    LEASE COMMENCEMENT DATE.

The Lease Commencement Date shall be January 1, 2000.

2.3.    EXTENSION TERM.

     (1) Provided that the Tenant is not then in default of this Lease beyond
any applicable notice and cure period, Tenant shall have the one-time option to
extend the Lease Term for an additional two (2) years with ninety (90) days
written notice to Landlord prior to the expiration of the original Lease Term
(the "Extension Term"). Base Rent for the Extension Term shall be Nine Hundred
Three Thousand Five Hundred Seventy-Two and 84/100 Dollars ($903,572.84),
together with applicable sales tax thereon (i.e., the Base Rent as set forth in
Section 3.2 multiplied by one hundred four percent [104%]).

     (2) Hereinafter, the annual Base Rent, as adjusted on the Extension Term,
plus all Additional Rent may from time to time be referred to herein as "Rent".

                                     Page 2

<PAGE>   3

                                ARTICLE 3 - RENT

3.1.    RENT.

Tenant shall pay as Rent for the Premises the amounts set forth in this Lease
(each of which shall be considered rent and all of which are, unless
specifically stated otherwise, collectively referred to herein as "Rent").

3.2.    BASE RENT.

Tenant shall pay as base rent ("Base Rent") the sum of Eight Hundred Sixty Eight
Thousand Eight Hundred and Twenty Dollars and 04/100 ($868,820.04) annually
($27.45 per square foot), payable in equal monthly installments of Seventy Two
Thousand Four Hundred and One Dollars and 67/100 ($72,401.67) each, in advance,
together with all applicable sales taxes thereon. The first payment of Base Rent
shall be made upon the Lease Commencement Date, and the second and subsequent
monthly payments shall be made on the first day of each and every calendar month
during the Lease Term. If the Lease Commencement Date is a date other than the
first day of a month, the first monthly installment of Base Rent shall be
prorated for the period from such date until the first day of the following
month at the rate of one-thirtieth (1/30th) of the monthly installment for each
day, payable in advance.

3.3.    GROSS RENT.

     (a) Notwithstanding anything in this Lease to the contrary, the Base Rent
shall be construed as gross rent. Accordingly, Base Rent shall include Tenant's
contribution for Operating Expenses (as defined below), Real Estate Taxes (as
defined blow), insurance and utilities and Tenant shall not be obligated to pay
any amounts for such items other than the Base Rent; provided, however, in no
event shall the gross nature of this Lease limit or restrict in any way
Landlord's obligations to maintain the Common Areas or pay Real Estate Taxes,
insurance or utilities.

     (b) The term "Operating Expenses" as used herein shall mean all expenses,
costs and disbursements of every kind and nature which Landlord shall pay or
become obligated to pay because of or in connection with the ownership,
management, operation and maintenance of the Office Complex and Land.

     (c) The term "Real Estate Taxes" as used herein shall mean all general and
special real estate taxes, special assessments, and other ad valorem taxes,
rates, levies and assessments payable in respect of such year by Landlord upon
or with respect to the Office Complex or the Land by any governmental or
quasi-governmental authority and all taxes specifically imposed in lieu of any
such taxes.

3.4.    SALES TAX.

In addition to the Base Rent and any other sums or amounts required to be paid
by Tenant to Landlord pursuant to the provisions of this Lease, Tenant shall
also pay to Landlord, simultaneously with such payment of such rents or other
sums or amounts, the amount of any applicable sales use or excise tax on any
such rents or other sums or amounts so paid by Tenant to Landlord, whether the
same be levied, imposed or assessed by the State of Florida or any other
federal, state, county or municipal governmental entity or agency. Any such
sales, use or excise taxes shall be paid by

                                     Page 3
<PAGE>   4

Tenant to Landlord at the same time that each of the Base Rent or any other sum
or amount with respect to which such taxes are payable are paid by Tenant to
Landlord.

3.5.    ADDITIONAL RENT.

If Landlord shall make any expenditure for which Tenant is responsible or liable
under this Lease, or if Tenant shall become obligated to Landlord under this
Lease for any sum other than Base Rent, the amount thereof shall be deemed to
constitute additional rent ("Additional Rent") and shall be due and payable by
Tenant to Landlord, together with all applicable sales taxes thereon, if any,
simultaneously with the next succeeding monthly installment of Base Rent or at
such other time as may be expressly provided in this Lease for the payment of
the same.

3.6.    PAYMENT OF RENT.

Each of the foregoing amounts of Rent and other sums shall be paid to Landlord
on the first (1st) day of every month during the Lease Term without demand and
without deduction, set-off, claim or counterclaim of any nature whatsoever which
Tenant may have or allege to have against Landlord, except as otherwise
expressly set forth in this Lease, and all such payments shall, upon receipt by
Landlord, be and remain the sole and absolute property of Landlord. All such
Rent and other sums shall be paid to Landlord in legal tender of the United
States at the address to which notices to Landlord are to be given or to such
other party or to such other address as Landlord may designate from time to time
by written notice to Tenant. If Landlord shall at any time accept any such rents
or other sums after the same shall become due and payable, such acceptance shall
not excuse a delay upon subsequent occasions, or constitute or be construed as a
waiver of any of Landlord's rights hereunder.

3.7.    PAST DUE RENT.

If Tenant fails to make any payment of Rent on or before the fifteenth (15th)
day after such payment is due and payable, Tenant shall pay to Landlord an
administrative late charge of five percent (5%) of the amount of such payment.
All past due sums payable hereunder, including past due payments of Rent, shall
bear interest at the maximum interest rate then allowable under the laws of the
State of Florida from the date such payment became due to the date of payment
thereof by Tenant. Such late charge and interest shall constitute Additional
Rent due and payable hereunder with the next installment of Base Rent due
hereunder.

                       ARTICLE 4 - INTENTIONALLY DELETED

                          ARTICLE 5 - USE OF PREMISES

5.1.    USE.

Tenant shall throughout the Lease Term, use and occupy the Premises solely for
computer floor space and for general office and administrative purposes and for
no other use or purpose whatsoever without the prior written consent of Landlord
which consent shall not be unreasonably withheld, however the Tenant recognizes
that Tenant's utilization of the Premises has been carefully considered by
Landlord as the Tenant's utilization of the Premises is interspersed with
Landlord's utilization of adjacent areas and that such uses must be reasonably
compatible with Landlord's utilization of the Office Complex. Tenant shall not
use or occupy the Premises for any unlawful

                                     Page 4
<PAGE>   5

purposes or in any manner that will constitute waste, nuisance or unreasonable
annoyance to Landlord or other tenants or occupants of the Office Complex.

5.2.    COMPLIANCE WITH LAWS.

Tenant shall comply with all applicable laws, ordinances (including zoning
ordinances and land use requirements), rules, regulations, and orders of all
federal, state, county and municipal governments and any other public or
quasi-public authority regarding Tenant's use and occupancy of the Premises and
all of Tenant's machinery, equipment and furnishings located therein, and of any
insurance underwriting board or insurance inspection bureau having or claiming
jurisdiction or any other body exercising similar functions and of all insurance
companies from time to time selected by Landlord to write policies of insurance
covering the Premises and any business activity conducted therein or therefrom.
It is expressly understood that if any present or future law, ordinance,
regulation or order requires an occupancy permit for the Premises, Tenant will
obtain such permit at Tenant's own expense.

5.3.    HAZARDOUS MATERIALS AND SEWAGE PROHIBITED.

Neither Tenant nor any of its employees, agents, invitees, licensees,
contractors or subtenants (if permitted) shall use, generate, manufacture,
refine, treat, process, produce, store, deposit, handle, transport, release, or
dispose of Hazardous Materials in, on or about the Premises, Office Complex or
Land, or the groundwater thereof, in violation of any federal, state or
municipal law, decision, statute, rule, ordinance or regulation currently in
existence or hereafter enacted or rendered. Tenant shall give Landlord prompt
written notice of any claim received by Tenant from any person, entity, or
governmental agency that a release or disposal of Hazardous Materials has
occurred on the Premises, Office Complex or Land. As used herein, the term
"Hazardous Materials" shall mean and be defined as any and all toxic or
hazardous substances, chemicals, materials or pollutants, of any kind or nature,
which are regulated, governed, restricted or prohibited by any federal, state or
local law, decision, statute, rule, or ordinance currently in existence or
hereafter enacted or rendered.

Tenant shall not discharge into any sanitary sewer system serving the Premises
or the Office Complex any toxic or hazardous sewage or waste other than that
which is normal domestic waste water for the type of business contemplated by
this Lease to be conducted by Tenant on, in or from the Premises. Any toxic or
hazardous sewage or waste which is produced or generated by Tenant or in
connection with the operations of Tenant's business shall be handled and
disposed of as required by and in compliance with all applicable local, state
and federal laws, ordinances and rules or regulations or shall be pre-treated to
be level of domestic wastewater prior to discharge into any sanitary sewer
system serving the Premises or the Office Complex.

                     ARTICLE 6 - ASSIGNMENT AND SUBLETTING

6.1.    ASSIGNABILITY.

Tenant shall have no right to assign, transfer, sublease, mortgage or otherwise
encumber this Lease or Tenant's interest in this Lease or the Premises;
provided, however, the Tenant shall have the right to assign this Lease without
the necessity obtaining Seller's consent to: (i) any entity which is
wholly-owned by Tenant; or (ii) in the event of the merger of Tenant and/or the
sale of substantially all of the assets of Tenant to a third party (any transfer
pursuant to 6.1(i) or (ii) being a "Permitted

                                     Page 5
<PAGE>   6

Transfer"), then this Lease may be assigned in connection with such Permitted
Transfer; provided, however, that in connection with any such assignment, the
assignee shall execute and deliver to Landlord an assumption agreement in form
reasonably acceptable to Landlord.

6.2.    ASSIGNMENT IN BANKRUPTCY.

Notwithstanding any of the foregoing provisions, covenants, and conditions of
Section 6.1 above to the contrary, in the event that this Lease is assigned to
any person or entity pursuant to the provisions of the Bankruptcy Code, 11
U.S.C. 101 et seq (the "Bankruptcy Code"), any and all monies or other
consideration payable to or otherwise to be delivered in connection with such
assignment shall be paid or delivered to Landlord, shall be and remain the
exclusive property of Landlord and shall not constitute property of Tenant or of
the estate of Tenant within the meaning of the Bankruptcy Code. Any and all
monies or other consideration constituting Landlord's property under the
preceding sentence not paid or delivered to Landlord shall be held in trust for
the benefit of Landlord and be promptly paid to or turned over to Landlord. If
Tenant proposes to assign this Lease pursuant to the provisions of the
Bankruptcy Code to any person or entity who shall have made a bona fide offer to
accept an assignment of this Lease on terms acceptable to Tenant, then notice of
such proposed assignment setting forth (i) the name and address of such person,
(ii) all of the terms and conditions of such offer, and (iii) the adequate
assurance to be provided by Tenant to assure such person's future performance
under this Lease, including, without limitation, the assurances referred to in
the Bankruptcy Code, or any such successor or substitute legislation or rule
thereto, shall be given to Landlord by Tenant no later than twenty (20) days
after receipt by Tenant, but in any event no later than ten (10) days prior to
the date that Tenant shall make application to a court of competent jurisdiction
for authority and approval to enter into such assignment and assumption.
Landlord shall thereupon have the prior right and option, to be exercised by
notice to Tenant given at any time prior to the effective date of such proposed
assignment to accept an assignment of this Lease upon the same terms and
conditions and for the same consideration, if any, as the bona fide offer made
by such person, less any brokerage commissions which may be payable out of the
consideration to be paid by such person for the assignment of this Lease. Any
person or entity to which this Lease is assigned pursuant to the provisions of
the Bankruptcy Code shall be deemed without further act or deed to have assumed
all of the obligations arising under this Lease on and after the date of such
assignment. Any such assignee shall upon demand execute and deliver to Landlord
an instrument confirming such assumption.

                  ARTICLE 7 - TENANT'S MAINTENANCE AND REPAIRS

7.1.    MAINTENANCE.

Tenant shall promptly make or cause to be made all non-structural and routine
mechanical repairs needed to maintain the Premises in its present condition,
subject to reasonable wear, tear and damage due to casualty. Landlord shall
promptly make or cause to be made all structural and non-routine mechanical
repairs and replacements to maintain the Premises, which shall include keeping
the roof and Premises free of leaks, repairs to the plumbing and drainage
systems, electrical systems, HVAC system and the exterior and interior
structural elements of the building. Tenant shall be responsible for any
electrical or equipment upgrades due to Tenant's use.

                                     Page 6
<PAGE>   7

7.2.    REPAIRS.

All injury, breakage and damage to the Premises and to any other part of the
Office Complex caused by any act or omission of Tenant, or of any agent,
employee, subtenant, contractor, customer or invitee of Tenant, shall be
repaired by and at the sole expense of Tenant, except that Landlord shall have
the right, at its option, to make such repairs and to charge Tenant for all
actual and reasonable costs and expenses incurred in connection therewith as
Additional Rent hereunder, which shall be due and payable upon demand and shall
bear interest from the demand date until paid.

7.3.    AS IS.

The Tenant acknowledges that the Office Complex is being accepted by the Tenant
in its present "AS IS" and "WHERE IS" condition and other than with respect to
the Landlord's agreement to repair and maintain the Office Complex as
specifically set forth in this Lease, the Tenant hereby accepts the Office
Complex "AS IS" and "WHERE IS" without any representations or warranties,
expressed or implied.

                         ARTICLE 8 - TENANT ALTERATIONS

8.1.    PROHIBITION.

Tenant shall not make or permit anyone to make any alteration, addition,
improvements, removal, demolition or other construction or work of any nature
(collectively "Alterations") structural or otherwise, in or to any portion of
the interior or exterior of the Premises or the Office Complex without
Landlord's prior written consent which shall not be unreasonably withheld as to
non-structural changes which only affect the interior of the Building and which
may be arbitrarily withheld as to any other Alterations.

8.2.    REMOVAL.

If any Alterations are undertaken or permitted by Tenant without the prior
written consent of Landlord, Landlord shall have the right to remove and correct
such Alterations and restore the Premises to its condition immediately prior
thereto, and Tenant shall be liable for all costs and expenses incurred by
Landlord in connection therewith, which shall be due and payable upon demand and
shall bear interest from the demand date until paid.

              ARTICLE 9 - LANDLORD'S INTEREST NOT SUBJECT TO LIENS

9.1.    LIENS, GENERALLY.

Tenant shall not create or cause to be imposed, claimed or filed upon the
Premises, the Office Complex or the Land or upon any portion or portions
thereof, or upon the interest of Landlord therein, any lien, claim of lien,
order for the payment of money, charge or the encumbrance whatsoever. If any
such lien, order, charge or other encumbrance shall be imposed, claimed or
filed, Tenant shall, at its sole cost and expense, cause the same to be fully
paid and satisfied or otherwise discharged of record by bonding or otherwise not
later than seven (7) days following the earlier of (a) demand from Landlord that
the same be paid and satisfied or discharged of record or (b) the filing for
record of such lien, order, charge or other encumbrance. Tenant shall indemnify
and save and hold Landlord harmless from and against any and all costs,
liabilities, suits, penalties, claims and demands whatsoever, and from and
against any and all attorneys' fees, at both trial and all appellate

                                     Page 7
<PAGE>   8

levels, resulting or on account of any such lien. In the event that Tenant shall
fail to comply with the foregoing provisions of this Section, such failure shall
constitute a default hereunder and Landlord shall have, in addition to its other
rights under this Lease, the option of paying, satisfying or otherwise
discharging (by bonding or other) such lien, charge or encumbrance and Tenant
agrees to reimburse Landlord, upon demand and as Additional Rent, for all sums
so paid and for all costs and expenses incurred by Landlord in connection
therewith, together with interest thereon, until paid.

9.2.    MECHANICS LIENS.

Landlord's interest in the Premises shall not be subjected to liens of any
nature by reason of Tenant's construction, alteration, repair, restoration,
replacement or reconstruction of any improvements on or in the Premises,
including those arising in connection with or as an incident to the construction
of any tenant improvements or permitted Alterations, or by reason of any other
act or omission of Tenant (or of any person claiming by, through or under
Tenant) including, but not limited to, mechanics' and materialmen's liens. All
persons dealing with Tenant are hereby placed on notice that such person shall
not look to Landlord or to Landlord's creditor's assets (including Landlord's
interest in the Premises, Office Complex or Land) for payment or satisfaction of
any obligations incurred in connection with the construction, alteration,
repair, restoration, replacement or reconstruction thereof by or on behalf of
Tenant. Tenant has no power, right or authority to subject Landlord's interest
in the Premises, Office Complex or Land to any mechanic's or materialmen's lien
or claim of lien or any other encumbrance whatsoever. If a lien, a claim of lien
or an order for the payment of money shall be imposed against the Premises,
Office Complex or Land on account of work performed, or alleged to have been
performed, for or on behalf of Tenant, Tenant shall, within seven (7) days after
written notice of the imposition of such lien, claim or order, cause the
Premises, Office Complex and Land to be released therefrom by the payment of the
obligation secured, by furnishing a bond or by any other method prescribed or
permitted by law. If a lien is released, Tenant shall promptly furnish Landlord
with a written instrument of release in form for recording in the office of the
Clerk of the Circuit Court, Broward County, Florida, and otherwise sufficient to
establish the release as a matter of record.

9.3.    NOTICE OF COMMENCEMENT.

Prior to commencement by Tenant of any Alterations for which a Notice of
Commencement is required pursuant to Chapter 713, Florida Statutes (or its
successor), Tenant shall record such a notice in the office of the Clerk of the
Circuit Court, Broward County, Florida, identifying Tenant as the party for whom
such work is being performed and requiring the service of copies of all notices,
liens or claims of lien upon Landlord. Any such Notice of Commencement shall
clearly reflect that the interest of Tenant in the Premises is that of a
leasehold estate and shall also clearly reflect that the interest of Landlord as
the fee simple owner of the Premises shall not be subject to mechanics or
materialmen's liens on account of the work which is the subject of such Notice
of Commencement. A copy of any such Notice of Commencement shall be furnished to
and approved by Landlord and its attorneys prior to the recording thereof, as
aforesaid.

                                     Page 8
<PAGE>   9

               ARTICLE 10 - KEYS, SIGNS, FURNISHING AND EQUIPMENT

10.1.   ACCESS CARDS AND KEYS.

Landlord shall provide appropriate access cards and keys to the Office Complex
and Premises for Tenant's officers, directors and employees working on the
Premises. Additional access cards and keys will be provided upon Tenant's
reasonable request at no additional cost. Access cards and keys which are lost
by Tenant, Tenant's officers, directors and employees will be replaced at a cost
of Twenty and No/100 ($20.00) per access card or key, which cost may be adjusted
by Landlord from time to time. Landlord may restrict access to secured areas in
the Office Complex and Premises.

10.2.   SIGNS.

No sign, advertisement or notice (collectively "Signs") shall be inscribed,
painted, affixed or otherwise displayed on any part of the exterior or the
interior of the Premises, Office Complex or Land, except on the directories and
the doors of offices and such other areas as are reasonably designated by
Landlord, and then only in such place, number, size, color and style as are
approved by Landlord in its sole discretion. All of Tenant's Signs that are
approved by Landlord shall be installed and maintained by Landlord, at Tenant's
sole cost and expense. If any Sign that has not been approved by Landlord is
exhibited, displayed or installed by Tenant, Landlord shall have the right to
remove the Sign at Tenant's expense.

10.3.   PROHIBITED ADVERTISING.

Landlord shall have the right to prohibit any distasteful advertising or
solicitation of or by Tenant which in Landlord's reasonable opinion tends to
impair the reputation of the Office Complex or its desirability as a
high-quality office building and, upon written notice from Landlord, Tenant
shall immediately refrain from and discontinue any such advertising.

10.4.   LANDLORD'S SIGNAGE RIGHTS.

Landlord reserves the right to affix, install and display signs, advertisements
and notices on any part of the exterior or interior of the Office Complex.

                      ARTICLE 11 - INSPECTION BY LANDLORD

Landlord and its agents and representatives shall have the right to enter the
Premises at any time (except with respect to the enclosed office area of the
Premises for which the Landlord will provide reasonable advance notice to Tenant
in light of the circumstances), without charge therefor to Landlord and without
diminution of the rent payable by Tenant, to examine, inspect and protect the
Premises and the Office Complex, to make such alterations and/or repairs as
Landlord deems necessary, or to exhibit the same to prospective tenants during
the last one hundred eighty (180) days of the Lease Term, provided, however,
that Landlord shall not hereby assume any responsibility for the performance of
any of Tenant's obligations hereunder, nor any liability for the improper
performance thereof. In connection with any such entry, Landlord shall endeavor
to minimize the disruption to Tenant's use of the Premises and any such entry by
Landlord shall be at Landlord's liability to the extent it acts unreasonably and
causes damage to the Tenant's property.

                                     Page 9
<PAGE>   10

                             ARTICLE 12 - INSURANCE

12.1.   PROPERTY INSURANCE.

Tenant shall maintain all-risk property insurance upon all personal property and
equipment situated in the Premises owned by Tenant or for which Tenant is
legally liable and on fixtures and improvements installed in the Premises by or
on behalf of Tenant. Such policies shall be for an adequate amount, with
coverage against fire and other casualty, and with standard extended coverage,
vandalism, malicious mischief, sprinkler leakage and water damage coverage.

12.2.   OTHER INSURANCE.

Tenant shall maintain or cause to be maintained Worker's Compensation insurance
for all of Tenant's employees working in or at the Premises in an amount
sufficient to comply with applicable laws or regulations. Tenant shall maintain
comprehensive general liability insurance in the amount of at least $2,000,000
combined single limit naming Landlord (and any mortgagee which Landlord
designates in writing to Tenant) as an additional insured, and shall maintain
insurance against such other perils and in such amounts as Landlord and any
mortgagee of Landlord may from time to time reasonably require in writing.

12.3.   REQUIREMENTS.

All policies of insurance required of Tenant hereunder shall contain a
severability of interest clause, a cross-liability clause, shall be primary and
shall not call into contribution any other insurance available to Landlord.

12.4.   FAILURE TO PROCURE INSURANCE.

In the event Tenant shall fail to procure insurance required under this Article
and fail to maintain the same in full force and effect continuously during the
Lease Term, Landlord shall, upon ten (10) days prior written notice to Tenant,
be entitled to procure the same and Tenant shall immediately reimburse Landlord
upon demand for such premium expense as Additional Rent.

12.5.   WAIVER OF SUBROGATION.

Each of Landlord and Tenant hereby releases the other to the extent of its
insurance coverage, from any and all liability for any loss or damage caused by
fire or any of the extended coverage casualties, even if such fire or other
casualty shall be brought about by the fault or negligence of the other party,
or any person under such other party, provide, however, this release shall be in
force and effect only with respect to loss or damage occurring during such time
as the releaser's policies of fire and extended coverage insurance shall contain
a clause to the effect that this release shall not affect such policies or the
right of the releaser to recover thereunder. Each of Landlord and Tenant agrees
that its fire and extended coverage insurance policies shall include such a
clause so long as the same is obtainable and is included without extra cost, or
if such extra cost is chargeable therefor, so long as the other party pays such
extra cost. If extra cost is chargeable therefor, each party will advise the
other thereof and of the amount thereof, and the other party, at its election,
may pay the same but shall not be obligated to do so.

                                    Page 10
<PAGE>   11

12.6.   INSURANCE BY LANDLORD.

Landlord shall obtain and maintain insurance coverage in connection with the use
and operation of the Office Complex, which shall include, but not be limited to,
fire and extended coverage at full replacement value; comprehensive general
public liability insurance; difference in conditions; excess limits of liability
insurance (umbrella coverage); and any and all other insurance, including boiler
and machinery insurance as Landlord may require to adequately protect the
interest of Landlord in the Office Complex and Landlord against liability.

12.7.   INCREASE IN LANDLORD'S INSURANCE PREMIUM.

Tenant shall not conduct or permit to be conducted any activity, or place any
equipment, sign or furnishing, in or about the Premises or the Office Complex,
which will in any way increase the rate of fire insurance or other insurance on
the Office Complex. If any increase in the rate of fire insurance or other
insurance is stated by any insurance company or by the applicable Insurance
Rating Bureau to be due to any activity or equipment of Tenant in or about the
Premises or the Office Complex, such statement shall be conclusive evidence that
the increase in such rate is due to such activity or equipment and, as a result
thereof, Tenant shall be liable for the amount of such increase. Tenant shall
reimburse Landlord for such amount upon written demand from Landlord, together
with interest until paid, and such sum shall be considered Additional Rent
payable hereunder.

                      ARTICLE 13 - SERVICES AND UTILITIES

13.1.   SERVICES, UTILITIES AND TELEPHONE EQUIPMENT.

Landlord shall furnish to the Premises year-round ventilation and
air-conditioning and heat during the seasons when they are required, as
determined in Landlord's reasonable judgment. Landlord shall also provide
reasonably adequate electricity, water, sewer and janitorial service after 6:00
p.m. on Monday through Friday only (excluding legal holidays), as determined in
Landlord's reasonable judgment.

13.2.   NORMAL HOURS.

The services and utilities required to be furnished by Landlord, other than
electricity, water and sewer, will be provided only during the normal hours of
operation of the Office Complex, except as otherwise specified herein. The
normal hours of operation of the Office Complex will be 8:00 a.m. to 6:00 p.m.
on Monday through Friday (except legal holidays), and 8:00 a.m. to l:00 p.m. on
Saturdays, except that the normal hours of operation of the computer room within
the Office Complex will be 24 hours per day, 365 days per year. There will be no
normal hours of operation of the Office Complex on Sundays or legal holidays
(except for the computer room) and Landlord shall not be obligated to maintain
or operate the Office Complex at such times unless special arrangements are made
by Tenant. If Tenant occasionally requires air conditioning or heat beyond the
normal hours of operation set forth herein, Landlord will furnish such air
conditioning or heat, provided Tenant gives Landlord's agent sufficient advance
notice of such requirement and the Tenant shall be required to pay any costs or
expenses in connection with providing such air conditioning or heat. The normal
hours of operation may be altered in the event of an emergency.

                                    Page 11
<PAGE>   12

13.3.   INTERRUPTIONS.

Landlord shall have no liability to Tenant whatsoever as a result of Landlord's
failure or inability to furnish any of the utilities or services required to be
furnished by Landlord hereunder, whether resulting from breakdown,
unavailability, removal from service for maintenance or repairs, strikes,
scarcity of labor or materials, acts of God, governmental requirements or from
any other cause whatsoever unless caused by the wrongful acts or gross
negligence of Landlord. No such failure or inability of Landlord to furnish the
utilities or services required hereunder shall be deemed or considered to be or
constitute an eviction, actual or constructive, of Tenant from the Premises, nor
shall it entitle Tenant to terminate this Lease or to receive an abatement of
any rent payable hereunder.

13.4.   ENERGY CONSERVATION CONTROL.

Tenant shall comply with all mandatory and voluntary energy conservation
controls and requirements applicable to office buildings that are imposed or
instituted by any federal, state or local governmental body, including, without
limitation, controls on the permitted range of temperature settings in office
buildings, and requirements necessitating curtailment of the volume of energy
consumption or the hours of operation of the Office Complex. Any terms or
conditions of this Lease that conflict or interfere with compliance with such
controls or equipment shall be suspended for the duration of such controls or
requirements. Tenant's compliance with such controls or requirements shall not
be deemed or considered to be or constitute an eviction, actual or constructive,
of Tenant from the Premises, nor shall such compliance entitle Tenant to
terminate this Lease or to receive an abatement of any rent payable hereunder.

         ARTICLE 14 - LIABILITY OF LANDLORD, INDEMNIFICATION BY TENANT

14.1.   LIABILITY OF LANDLORD.

Landlord shall not be liable to Tenant, its employees, agents, business
invitees, licensees, customers, clients, family members or guests for any
damage, injury, loss, compensation or claim, including but not limited to claims
for the interruption of or loss to Tenant's business, based on, arising out of
or resulting from any cause whatsoever, including, but not limited to (a)
repairs to any portion of the Premises or the Office Complex; (b) interruption
in Tenant's use of the Premises; (c) any accident or damage resulting from the
use or operation (by Landlord, Tenant or any other person or persons) of
elevators, or of heating, cooling, electrical or plumbing equipment or
apparatus; (d) the termination of this Lease by reason of the condemnation or
destruction of the Premises or the Office Complex in accordance with the
provisions of this Lease; (e) any fire, robbery, theft, mysterious disappearance
or other casualty; (f) the actions of any other tenants or occupants of the
Office Complex or of any other person or persons; and (g) any leakage in any
part or portion of the Premises or the Office Complex, whether from water, rain
or other precipitation that may leak into, or flow from, any part of the
Premises or the Office Complex, or from drains, pipes or plumbing fixtures in
the Premises or the Office Complex; unless caused by the wrongful acts or gross
negligence of Landlord.

Any goods, property or personal effects stored or placed by Tenant or its
employees in or about the Premises or Office Complex shall be at the sole risk
of Tenant, and Landlord shall not in any manner be held responsible therefor;
unless caused by the wrongful acts or gross negligence of Landlord.

                                    Page 12
<PAGE>   13

It is understood that the employees of Landlord are prohibited from receiving
any packages or other articles delivered to the Office Complex for Tenant, and
if any such employee receives any such package or articles, such employee shall
be acting as the agent of Tenant for such purposes and not as the agent of
Landlord.

Notwithstanding the foregoing provisions of this Section, Landlord shall not be
released from liability to Tenant for any damage or injury caused by the willful
misconduct of Landlord or its employees; provided, however, in no event shall
Landlord have any liability to Tenant for any damages based on the interruption
of or loss to Tenant's business; unless caused by the wrongful acts or gross
negligence of Landlord.

14.2.   INDEMNIFICATION OF LANDLORD.

Tenant shall defend, indemnify and save and hold Landlord harmless from and
against any and all liabilities, obligations, losses, damages, injunctions,
suits, actions, fines, penalties, claims, demands, costs and expenses of every
kind or nature, including reasonable attorneys' fees (but not against any of the
same to the extent that a willful act or omission of Landlord gave rise
thereto), arising directly or indirectly from or out of (a) any failure by
Tenant to perform any of the terms, provisions, covenants or conditions of this
Lease on Tenant's part to be performed including, without limitation, the
failure to comply with the rules and regulations for which provisions are made
in Article XV; (b) any accident, injury, or damage which shall happen at, in or
upon the Premises, however occurring; (c) any matter or thing growing out of the
condition, occupation, maintenance, alteration, repair, use or operation by
Tenant (or its employees, agents, invitees, customers or contractors) of the
Premises, or the operation of the business conducted therefrom; (d) any failure
of Tenant, and/or its employees, agents, invitees, customers, licensees, or
contractors, to comply with any laws, ordinances, requirements, orders,
directions, rules or regulations or any governmental authority; (e) any
contamination of the Premises or the Office Complex occasioned by the use,
transportation, storage, spillage or discharge thereon, therein or therefrom of
any toxic or hazardous chemicals, compounds, materials or substances, by Tenant
or its employees, agents, invitees, customers, licensees or contractors; (f) any
use, generation, manufacture, storage, or release of any Hazardous Materials in
or about the Premises, the Office Complex or the Land, or the groundwater
thereof, or any discharge of toxic or hazardous sewage or waste materials from
the Premises into any sanitary sewer system serving the premises or the Office
Complex, whether by Tenant, its employees, agents, invitees, customers,
licensees or contractors; and (g) any other wrongful act or gross neglect of
Tenant, its employees, agents, invitees, customers, licensees, or contractors.

Tenant's indemnity obligation under this Section and elsewhere in this Lease
arising prior to the termination of this Lease shall survive any such
termination.

The Landlord shall defend, indemnify and save and hold the Tenant harmless from
and against any and all liabilities, obligations, losses, damages, injunctions,
suits, actions, fines, penalties, claims, demands, costs and expenses of every
kind or nature, including reasonable attorneys' fees (but not against any of the
same to the extent that a willful act or omission of Tenant gave rise thereto)
arising directly or indirectly from the Landlord's wrongful acts or gross
neglect.

                                    Page 13
<PAGE>   14

14.3.   NOTICE OF CLAIM OR SUIT.

Tenant shall promptly notify Landlord of any claim, action, proceeding or suit
instituted or threatened against Landlord of which Tenant received written
notice or of which Tenant acquires knowledge. In the event Landlord is made a
party to any action for damages or other relief against which Tenant has
indemnified Landlord, as aforesaid, Tenant shall defend Landlord, pay all costs
and shall provide effective counsel to Landlord in such litigation, or, at
Landlord's option, shall pay all reasonable attorneys' fees and costs incurred
by Landlord in connection with its own defense or settlement of said litigation.

14.4.   TRANSFER OF OFFICE COMPLEX.

In the event that at any time Landlord shall sell or transfer the Office
Complex, or that portion thereof which includes the Premises, provided the
purchaser or transferee assumes the obligations of Landlord hereunder, Landlord
named herein shall not be liable to Tenant for any obligations or liabilities
based on or arising out of events or conditions occurring on or after the date
of such sale or transfer. Furthermore, Tenant agrees to attorn to any such
purchaser or transferee upon all terms and conditions of this Lease. Upon any
sale of the Office Complex by Landlord, the Landlord shall notify the Tenant of
the name and address of such transferee.

14.5.   NO OFFSET AGAINST RENT.

In the event that Tenant shall at any time during the Lease Term have a claim
against Landlord, Tenant shall not have the right to offset or deduct the amount
allegedly owed by Landlord to Tenant against or from any rent or other sums
payable by Tenant to Landlord hereunder, except as otherwise expressly set forth
herein, it being understood that Tenant's sole remedy for recovering upon such
claim shall be to institute an independent action against Landlord.

14.6.   LIMITATION OF LIABILITY OF LANDLORD.

In the event Tenant is awarded a money judgment against Landlord, Tenant's sole
recourse for satisfaction of such judgment shall be limited to execution against
the Office Complex assets of Landlord. In no event shall any employee, officer,
director or shareholder of Landlord become or remain personally liable for the
satisfaction of any claims or judgments that Tenant may have against Landlord.

                       ARTICLE 15 - RULES AND REGULATIONS

Tenant and its agents, employees, invitees, licensees, customers, clients,
family members, guests and permitted subtenants shall at all times abide by and
observe the rules and regulations for the Office Complex attached hereto as
Exhibit "C" and made a part hereof by this reference. Landlord shall have the
right from time to time to amend, modify, delete or add new and additional rules
and regulations with respect to the safety, operation and maintenance of the
Premises and the Office Complex and the comfort, quiet and convenience of the
other tenants and occupants in the Office Complex, provided that notice thereof
is given to Tenant and that such new or modified rules and regulations are not
inconsistent with the provisions of this Lease and do not materially interfere
with Tenant's use of the Premises for the permitted uses. Nothing contained in
this Lease shall be construed as imposing upon Landlord any duty or obligation
to enforce any such rules and regulations, or the terms conditions or covenants
contained in any other lease, as against any other tenant, and Landlord shall
not be liable to Tenant for the violation of any such rules or regulations

                                    Page 14
<PAGE>   15

by any other tenant or its employees, agents, business invitees, licensees,
contractors, customers, clients, family member or guests. The failure by
Landlord to enforce any such rules and regulations against Tenant or any other
tenant of the Office Complex shall not constitute a waiver of Landlord's right
to do so in the future nor any default hereunder by Landlord. If there is any
inconsistency between this Lease and such rules and regulations, the provisions
of this Lease shall govern.

                       ARTICLE 16 - DAMAGE OR DESTRUCTION

16.1.   DAMAGE OR DESTRUCTION.

If, during the Lease Term, the Premises or the Office Complex are totally or
substantially damaged or destroyed from any cause, so as to render the Premises
totally or substantially inaccessible or unusable, either party shall have the
right, in their sole discretion, to terminate this Lease by giving written
notice of such termination to other party within forty-five (45) days after the
occurrence of such damage or destruction. If this Lease is terminated by either
party pursuant to this Section, all rent payable hereunder shall be apportioned
and paid to the date of such casualty. If this Lease is not terminated pursuant
to this Section then, until the repair and restoration of the Premises is
completed, Tenant shall be required to pay Base Rent and Additional Rent only
for that part of the Premises that Tenant is able to use while repairs are being
made, based on the ratio that the amount of usable rentable area bears to the
total rentable area in the Premises; provided, however that there shall be no
such reduction in Base Rent or Additional Rent if such damage was caused by the
act or omission of Tenant or any of its employees, agents, licensees,
subtenants, invitees, customers, clients, family members or guests. If such
repairs and restorations are with respect to any such damage or destruction
which was caused by the act or omission of Tenant or any of its employees,
agents, licensees, subtenants, contractors, invitees, customers, clients, family
members or guests, upon written demand from Landlord, Tenant shall pay to
Landlord the amount by which such costs and expenses exceed the insurance
proceeds, if any, received by Landlord on account of such damage or destruction
together with such other losses or damages which Landlord may reasonably suffer
or sustain on account thereof.

16.2.   TERMINATION OPTION.

Notwithstanding anything to the contrary contained herein, if the Office Complex
is damaged or destroyed, whether or not the Premises are damaged or destroyed,
from any cause to such an extent that the costs of repairing and restoring the
Office Complex would exceed fifty percent (50%) of the replacement value of the
Office Complex, Landlord or Tenant shall have the right to terminate this Lease
by written notice to the other. This right of termination shall be in addition
to any other right of termination provided in this Lease.

                           ARTICLE 17 - CONDEMNATION

17.1.   CONDEMNATION.

If the whole or a substantial part (as hereinafter defined) of the Premises, or
the use or occupancy of the Premises, shall be taken or condemned for any public
or quasi-public use or purpose (including a sale thereof under threat of such a
taking), then this Lease shall terminate on the date title thereto vests in the
condemning authority, and all rent payable hereunder shall be apportioned as of
such date. If less than a substantial part of the Premises, or the use or
occupancy thereof, is

                                    Page 15
<PAGE>   16

taken or condemned for any public or quasi-public use or purpose (including a
sale thereof under threat of such a taking), then this Lease shall continue in
full force and effect, except that the rent payable hereunder shall be equitably
adjusted (on the basis of the ratio of the number of square feet of rentable
area taken to the total rentable area in the Premises prior to such
condemnation) as of the date title vests in the condemning authority. For
purposes of this Section, a substantial part of the Premises shall be considered
to have been taken if more than one-third (1/3) of the Premises is rendered
unusable as a result of such condemnation.

17.2.   AWARD.

All awards, damages and other compensation paid by the condemning authority on
account of such taking or condemnation (or sale under threat of such taking)
shall belong to Landlord, and Tenant hereby assigns to Landlord all rights to
such awards, damages and compensation. Tenant agrees not to make any claim
against Landlord or the condemning authority for any portion of such award or
compensation attributable to damages to the Premises, the value of the unexpired
term of this Lease, the loss of profits or goodwill, leasehold improvements or
severance damages. Nothing contained herein, however, shall prevent Tenant from
pursuing a separate claim against the condemning authority for the value of
furnishings, equipment and trade fixtures installed in the Premises at Tenant's
expense and for relocation expenses.

                         ARTICLE 18 - DEFAULT BY TENANT

18.1.   EVENTS OF DEFAULT.

The occurrence of any of the following ("Events of Default") shall constitute a
breach of and default under this Lease:

      (a) If Tenant shall fail to pay any installment of Base Rent or Additional
Rent when due, or shall fail to pay when due any other payment required under
this Lease and such failure to pay continues for a period of ten (10) days after
Landlord delivers written notice to Tenant describing the default;

      (b) If Tenant shall violate or fail to comply with or perform any other
term, condition, covenant or agreement to be performed or observed by Tenant
under this Lease and such failure to perform continues for a period of thirty
(30) days after Landlord delivers written notice to Tenant describing the
default;

      (c) If Tenant shall make a general assignment for the benefit of
creditors;

      (d) If Tenant shall commence any case, proceeding or other action seeking
reorganization, arrangement, adjustment, liquidation, dissolution or composition
of it or its debts under any law relating to bankruptcy, insolvency,
reorganization or relief of debtors, or seeking appointment of a receiver,
trustee, custodian or other similar official for it or for all or any
substantial part of its property;

      (e) If Tenant shall take any corporate action to authorize any of the
actions set forth in paragraphs (c) or (d) above; or

                                    Page 16
<PAGE>   17

     (f) If any case, proceeding or other action against Tenant or any guarantor
of Tenant's obligations hereunder shall be commenced seeking to have an order
for relief entered against it as debtor, or seeking reorganization, arrangement,
adjustment, liquidation, dissolution or composition of it or its debts under any
law relating to bankruptcy, insolvency, reorganization or relief of debtors, or
seeking appointment of a receiver, trustee, custodian or other similar official
for it or for all or any substantial part of its property, and such case,
proceeding or other action (i) results in the entry of an order for relief
against it which is not fully; stayed within seven (7) business days after the
entry thereof, or (ii) remains undisguised for a period of sixty (60) days.

     (g) If Tenant's leasehold interest in the Premises or property therein
shall be seized under any levy, execution, attachment or other process of court
where the same shall not be vacated or stayed on appeal or otherwise within
seven (7) days thereafter, or if Tenant's leasehold interest in the Premises is
sold by judicial sale or otherwise;

     (h) If Tenant shall abandon the Premises;

     (i) If the Premises is used or permitted to be used for any purpose, or the
conduct of any business or activity, not permitted by this Lease;

     (j) If any assignment, sublease or transfer shall be made or deemed to be
made that is in violation of the provision of Article VI of this Lease;

     (k) If Tenant shall fail to abide by, comply with or conform to any of the
rules and regulations established and promulgated by Landlord for and with
respect to the Premises and the Office Complex.

18.2.    REMEDIES ON DEFAULT.
If any of the Events of Default specified in Section 18.1 of this Lease shall
occur, Landlord, at any time thereafter, shall have and may exercise any rights
or remedies available at law or in equity, including, but not limited to, the
following rights and remedies:

     (a) Landlord may, pursuant to written notice thereof to Tenant, terminate
this Lease and, peaceably or pursuant to appropriate legal proceedings,
re-enter, retake and resume possession of the Premises for Landlord's own
account and, for Tenant's breach of and default under this Lease, recover
immediately from Tenant any and all rents and other sums and damages due or in
existence at the time of such termination, including, without limitation, (i)
all Base Rent (ii) all other sums, charges, payments, costs and expenses agreed
and/or required to be paid by Tenant to Landlord hereunder, (iii) all reasonable
costs and expenses of Landlord in connection with the recovery of possession of
the Premises, including reasonable attorneys' fees and court costs, (iv) all
free rent credits and rental abatements, if any, granted to Tenant as
concessions in connection with this Lease, (v) all reasonable costs and expenses
of Landlord in connection with any relating or attempted relating of the
Premises or any part or parts thereof, including, without limitation, brokerage
fees, necessary attorneys' fees and the cost of any alterations or repairs which
may be reasonably required to so relate the Premises, or any part or parts
thereof.

                                    Page 17

<PAGE>   18

     (b) Landlord may, pursuant to any prior notice required by law, and without
terminating this Lease, peaceably or pursuant to appropriate legal proceedings,
reenter, retake and resume possession of the Premises for the account of Tenant,
make such alterations of and repairs to the Premises as may be reasonably
necessary in order to relate the same or any part or parts thereof and relate or
attempt to relet the Premises or any part or parts thereof for such term or
terms (which may be for a term or terms extending beyond the Lease Term), at
such rents and upon such other terms and provisions as Landlord, in its sole,
but reasonable, discretion, may deem advisable. If Landlord relets or attempts
to relet the Premises, Landlord shall be the sole judge as to the terms and
provisions of any new lease or sublease and of whether or not a particular
proposed new tenant or subtenant is acceptable to Landlord. Upon any reletting,
all rents, whether Base Rent or Additional Rent, received by Landlord from such
reletting shall be applied, (a) first, to the payment of all costs and expenses
of recovering possession of the Premises, (b) second, to the payment of any
costs and expenses of such reletting, including brokerage fees, attorney's fees
and the cost of any alterations, restorations and repairs reasonably required
for such reletting; (c) third, to the payment of any indebtedness, other than
rent, due hereunder from Tenant to Landlord, (d) fourth, to the repayment of
Landlord of all free rent credits and rental abatements, if any, granted to
tenant as concessions in connection with this lease, (e) fifth, to the payment
of all rents due and unpaid hereunder, and (f) sixth, the residue, if any shall
be held by Landlord and applied in payment of future rents the same may become
due and payable hereunder.

     (c) If the rents received from such reletting during any period shall be
less than that required to be paid during that period by Tenant hereunder,
Tenant shall pay any such deficiency to Landlord within ten (10) days after
demand therefor and, upon Tenant's failure to do so, Landlord shall immediately
be entitled to institute legal proceedings for the recovery and collection of
the same. Such deficiency shall be calculated and paid at the time each payment
of rent shall otherwise become due under this Lease, or, at the option of
Landlord, at the end of the Lease Term. Landlord shall, in addition, be
immediately entitled to sue for and otherwise recover from Tenant any other
damages occasioned by or resulting from any abandonment of the Premises or other
breach of or default under this Lease other than a default in the payment of
rent. No such re-entry, retaking or resumption of possession of the Premises by
Landlord for the account of Tenant shall be construed as an election on the part
of Landlord to terminate this Lease unless a written notice of such intention
shall be given to Tenant. Notwithstanding any such re-entry and reletting or
attempted reletting of the Premises or any part or parts thereof for the account
of Tenant without termination, Landlord may at any time thereafter, upon written
notice to Tenant, elect to terminate this Lease or pursue any other remedy
available to Landlord for Tenant's previous breach of or default under this
Lease; and

     (d) Landlord may, without re-entering, retaking or resuming possession of
the Premises, sue for all rents, including Base Rent, and all other sums,
charges, payments, costs and expenses due from Tenant to Landlord hereunder as
they become due under this Lease.

18.3.    ADDITIONAL REMEDIES.
In addition to the remedies hereinabove specified and enumerated in Section
18.2, Landlord shall have the right of injunction and shall have and may
exercise the right to invoke any other remedies allowed at law or in equity as
if the remedies or re-entry, unlawful detailer proceedings and other remedies
were not herein provided. Accordingly, the mention in this Lease of any
particular remedy

                                    Page 18
<PAGE>   19

shall not preclude Landlord from having or exercising any other remedy set forth
in this Lease or at law or in equity. Nothing herein contained shall be
construed as precluding Landlord from having or exercising such lawful remedies
as may be and become necessary in order to preserve Landlord's right or the
interest of Landlord in the Premises and in this Lease, even before the
expiration of the notice periods provided for in this Lease, if under the
particular circumstances then existing the allowance of such notice periods will
prejudice or will endanger the right sand estate of Landlord in this Lease and
in the Premises.

18.4.    NO WAIVER.
If Landlord shall institute proceedings against Tenant and a compromise or
settlement thereof shall be made, the same shall not constitute a wavier of the
same or of any other covenant, condition or agreement set forth herein, nor of
any of Landlord's rights hereunder. Neither the payment by or Tenant of a lesser
amount than the installments of Base Rent, Additional Rent or of any sums due
hereunder nor any endorsement or statement on any check or letter accompanying a
check for payment of rent or other sums payable hereunder shall be deemed an
accord and satisfaction, and Landlord may accept such check or payment without
prejudice to Landlord's right to recover the balance of such rent or other sums
or to pursue any other remedy available to Landlord. No re-entry by Landlord,
and no acceptance by Landlord of keys from Tenant, shall be considered an
acceptance of a surrender of this Lease.

18.5.    LANDLORD MAY CURE TENANT'S DEFAULTS.
If Tenant defaults in the making of any payment or in doing of any act herein
required to be made or done by Tenant, then Landlord may, but shall not be
required to, make such payment or do such act. If Landlord, elects to make such
payment or do such act, all reasonable costs and expenses incurred by Landlord,
plus interest thereon at the highest rate allowable under the laws of the State
of Florida from the date paid by Landlord to the date of payment thereof by
Tenant, shall be immediately paid by Tenant to Landlord, provided, however, that
nothing contained herein shall be construed as permitting Landlord to charge or
receive interest in excess of the maximum legal rate then allowed by law. The
taking of such action by Landlord shall not be considered as a cure of such
default by Tenant or bar Landlord from pursuing any remedy to which it is
otherwise entitled on account of such default.

18.6.    LANDLORD DEFAULT.
In the event that the Landlord shall default in its obligations under this
Lease, which default is not cured within thirty (30) days after written notice
from Tenant to Landlord (provided such 30 day time period shall be extended for
a reasonable period of time if Landlord commences to cure within such time
period and is proceeding with due diligence to complete such cure), then the
Tenant shall be entitled to its remedies available at law or in equity for such
breach

           ARTICLE 19 - SUBORDINATION, ATTORNMENT AND QUIET ENJOYMENT

19.1.    SUBORDINATION.
This Lease, Tenant's interest hereunder and Tenant's leasehold interest in and
to the Premises, are hereby agreed by Tenant to be and are hereby made junior,
inferior, subordinate and subject in right, title, interest, lien, encumbrance,
priority, and all other respects to any mortgage or mortgages now

                                    Page 19

<PAGE>   20

in force and effect upon or encumbering any or all, or any combination, of the
Premises and the Office Complex, or any parts thereof, and to all future
modifications, extensions, renewals, consolidations and replacements of, and all
amendments and supplements to any such mortgage or mortgages. With respect to
any mortgage or mortgages executed after the date hereof, the same shall be
deemed to be prior in dignity, lien and encumbrance to this Lease, Tenant's
interest hereunder and Tenant's leasehold interest in and to the Premises, on
the condition that the lender delivers a non-disturbance agreement to Tenant.
The foregoing subordination provisions of this Section shall be automatic and
self-operative without the necessity of the execution of any further instrument
or agreement of subordination on the part of Tenant. However, Tenant agrees to
execute and deliver, not later than fifteen (15) days after receipt of a written
request therefor from Landlord or the holder or proposed holder of any mortgage,
any reasonable instrument or agreement of subordination of this Lease, Tenant's
interest hereunder or Tenant's leasehold interest in the Premises to any such
mortgage or mortgages in confirmation or furtherance of or in addition to the
foregoing subordination provisions of this Section, provided lender's
non-disturbance agreement is also set forth therein. Failure to do so by Tenant
shall, at Landlord's option, constitute a default by Tenant under this Lease and
Landlord shall be entitled thereupon to exercise any and all remedies available
to Landlord pursuant to this Lease or otherwise provided by law, including,
without limitation, the cancellation and termination of this Lease without
incurring any liability to Tenant on account thereof. The provisions of this
Section are material considerations for an inducement of the execution of this
Lease by Landlord and its demise of the Premises to Tenant. Accordingly, any
breach or default by Tenant of its covenants and obligations hereunder shall be
deemed to be and constitute a material and substantial breach and default of
this Lease by Tenant.

19.2.    ATTORNMENT.
Tenant shall and hereby agrees to attorn, and be bound under all of the terms,
provisions, covenants and conditions of this Lease, to any successor of the
interest of Landlord under this Lease for the balance of the term of this Lease
remaining at the time of the succession of such interest to such successor. In
particular, in the event that any proceedings are brought for the foreclosure of
any mortgage encumbering any or all, or a portion of, the Premises and the
Office Complex, Tenant shall attorn to the purchaser at any such foreclosure
sale and recognize such purchaser as Landlord under this Lease, subject,
however, to all of the terms and conditions of this Lease. Tenant agrees that
neither the purchaser at any such foreclosure sale nor the foreclosing mortgagee
shall have any liability for any act or omission of Landlord, be subject to any
offsets or defenses which Tenant may have as a claim against Landlord, or be
bound by any advance rents which may have been paid by Tenant to Landlord more
than one month in advance.

19.3.    QUIET ENJOYMENT.
Tenant, upon paying the minimum rent, additional rent and other charges herein
provided for, and observing and keeping all covenants, agreements and conditions
of this Lease on its part to be kept, shall quietly have and enjoy the Premises
during the Lease Term without hindrance or molestation by anyone claiming by or
through Landlord, subject, however, to the exceptions, reservations and
conditions of this Lease.

                                    Page 20

<PAGE>   21

                            ARTICLE 20 - END OF TERM

20.1.    SURRENDER OF PREMISES.
Upon the expiration or other termination of the Lease Term, Tenant shall
surrender the Premises, broom clean, in the same order and condition in which
they are in on the Lease Commencement Date, ordinary wear, tear and casualty
(subject to the obligations of Tenant) excepted. All improvements to the
Premises or the Office Complex made by either party shall remain upon and be
surrendered with the Premises as a part thereof at the end of the Lease Term,
except that if Tenant is not in default under this Lease, Tenant shall have the
right to remove, prior to the expiration of the Lease Term, all movable
furniture, furnishings and equipment installed in the Premises solely at the
expense of Tenant. All damage and injury to the Premises or the Office Complex
caused by such removal shall be repaired by Tenant, at Tenant's sole expense,
or, at Landlord's option, Landlord may repair such damage at Tenant's expense,
which shall be repaid to Landlord upon demand, with interest accruing until
paid. If such property of Tenant is not removed by Tenant prior to the
expiration or termination of this Lease, the same shall become the property of
Landlord and shall be surrendered with the Premises as a part thereof.
Notwithstanding any covenant or condition of this Article to the contrary,
however, Landlord may require, in its sole discretion, that any or all
improvements made by or on behalf of Tenant within or upon the Premises by
removed upon the termination of this Lease, or upon any default by Tenant, and
Tenant hereby agrees to cause same to be removed and the Premises to be
restored, at Tenant's sole cost and expense, or, at Landlord's option, Landlord
may remove and restore the same at Tenant's expense, which shall be repaid to
Landlord upon demand, together with any and all damages Landlord may suffer or
sustain by reason of the failure of Tenant to remove the same.

20.2.    HOLDING OVER.
If Tenant or any other person or party shall remain in possession of the
Premises or any part thereof following the expiration of the term or earlier
termination of this Lease without an extension agreement in writing between
Landlord and Tenant with respect thereto, then in addition to any and all other
rights and remedies available to Landlord for such holdover, the Tenant shall be
deemed to be a tenant at sufferance, and during any such holdover, the rents and
other amounts payable under this Lease by such tenant at sufferance shall be one
hundred fifty percent (150%) of the rate or rates in effect immediately prior to
the expiration of the Lease Term or earlier termination of this Lease. In no
event, however, shall such holding over be deemed or construed to be or
constitute a renewal or extension of this Lease.

                              ARTICLE 21 - PARKING

21.1.    PARKING.
During the Lease Term, Tenant shall have the use in common, on a non-exclusive,
self-parking basis, with other tenants and occupants of the Office Complex, of
the parking area adjacent to the Office Complex. The Tenant shall be entitled to
use, on a non-exclusive basis, the parking which exists for the Office Complex,
provided Landlord shall have the right to set aside designated parking as it may
reasonably desire and if Landlord does so, then Landlord agrees that it will
designate up to five (5) parking spaces for vice presidents and more senior
officers of the Tenant.

                                    Page 21
<PAGE>   22

21.2.    NO LIABILITY OF LANDLORD.
Landlord does not assume any responsibility for, and shall not be held liable
for, any damage or loss to any automobiles or other vehicles parked in the
parking lot or to any personal property located in parked vehicles, or for any
injury sustained by any person in or about the parking lot, unless caused by the
gross negligence or willful misconduct of Landlord.

                       ARTICLE 22 - RELOCATION OF TENANT

22.1.    RELOCATION.
Recognizing that the Office Complex is large and needs of Landlord and Tenant as
to space may vary from time to time, and in order for Landlord to accommodate
the needs of Landlord, Tenant and prospective tenants, Landlord expressly
reserves the right, prior to and/or during the Lease Term, at Landlord's sole
expense, to move Tenant upon at least five (5) business days notice from the
data portions of the Premises (but not the enclosed office portions of the
Premises) and relocate Tenant in other comparable space of Landlord's choosing
of approximately the same dimensions and size within the Office Complex.

22.2.    NO INTERFERENCE.
During the relocation period Landlord will use reasonable efforts not to unduly
interfere with Tenant's business activities and Landlord agrees to substantially
complete the relocation within a reasonable time under all then-existing
circumstances.

22.3.    ACKNOWLEDGMENT AND CONFIRMATION.
This Lease and each of its terms and conditions will remain in full force and
effect and be applicable to any such new space and such new space will be deemed
to be the Premises demised hereunder; upon request Tenant will execute such
documents which may be requested to evidence, acknowledge and confirm the
relocation (but it will be effective even in the absence of such confirmation.)

22.4.    EXPENSE OF RELOCATION.
Landlord's obligation for expenses of removal relocation will be the actual cost
of relocating Tenant and making changes to Tenant's new space to cause the new
space to be functional for Tenant's uses, and Tenant agrees that Landlord's
exercise of its election to remove and relocate Tenant will not release Tenant
in whole or in part from its obligations hereunder for the full Lease Term. No
rights granted in this Lease to Tenant, including the right of peaceful
possession and quiet enjoyment, will be deemed breached or interfered with by
reason of Landlord's exercise of the relocation right reserved herein, provided
Landlord complies with its obligations hereunder.

                        ARTICLE 23 - GENERAL PROVISIONS

23.1.    ENTIRE AGREEMENT; MODIFICATION; COUNTERPARTS.

This Lease and Exhibits "A" - "C" attached hereto contain and embody the entire
agreement of the parties hereto and supersede all prior agreements, negotiations
and discussions between the parties hereto. Any representation, inducement or
agreement that is not contained in this Lease shall not be of any force or
effect, and no rights, privileges, easements or licenses are being or shall be
acquired by Tenant except as expressly set forth herein. Tenant hereby waives,
as a material part

                                    Page 22
<PAGE>   23

of the consideration hereof, all claims against Landlord for rescission, damages
or any other form or relief by reason of any alleged covenant, warranty,
representation, agreement or understanding not contained in this Lease. This
Lease may not be modified or changed in whole or in part in any manner other
than by an instrument in writing duly signed by both parties hereto. This Lease
may be executed in multiple counterparts, each of which shall be deemed an
original and all of which together shall constitute one and the same document.

23.2.    NO PARTNERSHIP.
Nothing contained in this Lease shall be construed as creating a partnership or
joint venture of or between Landlord and Tenant, or to create any other
relationship between the parties hereto other than that of Landlord and Tenant.

23.3.    BROKERS.
Landlord and Tenant each represent and warrant to the other that neither of them
has employed or dealt with any broker, agent or finder in carrying on the
negotiations relating to this Lease. Each party shall indemnify and hold the
other harmless from and against any claim or claims for brokerage or other
commissions asserted by any broker, agent or finder engaged by the other party
or with whom the other party has dealt.

23.4.    WAIVER OF JURY TRIAL.
Landlord and Tenant each hereby waive trial by jury in any action, proceeding or
counterclaim brought by either of them against the other in connection with any
matter arising out of or in any way connected with this Lease, the relationship
of Landlord and Tenant hereunder, Tenant's use or occupancy of the Premises,
and/or any claim or injury or damage.

23.5.    WAIVER OF RIGHT OF REDEMPTION.
Tenant, for itself and for all persons claiming by, through or under it, hereby
expressly waives any and all rights which are or may be conferred upon Tenant by
any present or future law to redeem the Premises.

23.6.    VENUE.
The venue of any suit or proceeding brought for the enforcement of or otherwise
with respect to this Lease shall always be lodged in the State Courts of the
17th Judicial Circuit in and for Broward County, Florida regardless of whether,
under any applicable principle of law, venue may also be properly lodged in the
courts of any other Federal, State or County jurisdiction.

23.7.    NOTICES.
All notices or other communications required hereunder shall be in writing and
shall be deemed duly given on the date delivered, if in person (with receipt
therefor), or three (3) days following posting with the United States Mail, if
sent by certified or registered mail, return receipt requested, postage prepaid,
to the following address: (i) if to Landlord at 110 S.E. 6th Street, 20th Floor,
Fort Lauderdale, Florida 33301, Attention: Real Estate/Legal, with a copy to 110
S.E. 6th Street, 7th Floor, Fort Lauderdale, Florida 33301, Attention:
Facilities Manager with a copy to Ruden, McClosky, Smith, Schuster & Russell,
P.A., 200 East Broward Boulevard, Fort Lauderdale, Florida 33301, Attention:
Barry Somerstein, Esq.; (ii) if to Tenant, at 200 South Andrews Avenue, Fort
Lauderdale, Florida 33301, Attn: General Counsel; with a copy to Akerman,
Senterfitt & Eidson, P.A., 350 East Las Olas Boulevard, Suite 1600, Fort
Lauderdale,

                                    Page 23

<PAGE>   24

Florida 33301, Attention: David A. Reed, Esq.. Either party may change its
address for the giving of notices by notice given in accordance with this
Section.

23.8.    RULES OF CONSTRUCTION.
If any provision of this Lease or the application thereof to any person or
circumstances shall to any extent be invalid or unenforceable, the remainder of
this Lease, or the application of such provision to persons or circumstances
other than those as to which it is invalid or unenforceable, shall not be
affected thereby, and each provision of this Lease shall be valid and enforced
to the fullest extent permitted by law. Feminine or neuter pronouns shall be
substituted for those of the masculine form, and the plural shall be substituted
for the singular number, in any place or places herein in which the context may
require such substitution. Article and section headings are used herein for the
convenience of reference and shall not be considered when construing or
interpreting this Lease.

23.9.    SUCCESSORS AND ASSIGNS.
The provisions of this Lease shall be binding upon, and shall inure to the
benefit of, the parties hereto and each of their respective representatives,
successors and assigns, subject to the provisions hereof restricting assignment,
transfer or subletting by Tenant.

23.10.   WAIVER.
No release, discharge or waiver of any provision hereof shall be enforceable
against or binding upon Landlord or Tenant unless in writing and executed by
Landlord or Tenant, as the case may be. Neither the failure of Landlord or
Tenant to insist upon a strict performance of any of the terms, provisions,
covenants, agreements and conditions hereof, nor the acceptance of rent by
Landlord with knowledge of a breach of this Lease by Tenant in the performance
of its obligations hereunder, shall be deemed a waiver of any rights or remedies
that Landlord or Tenant may have or a waiver of any subsequent breach or default
in any of such terms, provisions, covenants, agreements and conditions.

23.11.   COSTS AND ATTORNEYS' FEES.
If either party shall bring an action to recover any sum due hereunder, or for
any breach hereunder, the court may award to the prevailing party its reasonable
costs and reasonable attorneys' fees, specifically including reasonable
attorneys' fees incurred in connection with any appeals, whether or not taxable
as such by law.

23.12.   GOVERNING LAW.
This Lease shall be governed by and construed in accordance with the laws of the
State of Florida.

23.13.   TIME OF THE ESSENCE.
Time is of the essence of each provision of this Lease.

23.14.   NO RECORDING.
This Lease shall not be recorded.

                                    Page 24
<PAGE>   25

23.15.   RADON GAS NOTIFICATION.
In accordance with the requirements of Florida Statutes Section 404.56(8) the
following notice is hereby given:

         RADON GAS: Radon is a naturally occurring radioactive gas that, when it
         has accumulated in a building in sufficient quantities, may present
         health risks to persons who are exposed to it over time. Levels of
         radon that exceed federal and state guidelines have been found in
         buildings in Florida. Additional information regarding radon and radon
         testing may be obtained from your County Public Health Unit.

23.16.   TERMINATION RIGHT.
At any time during the Lease Term, Tenant shall have the right to terminate this
Lease upon six (6) months advance written notice to Landlord (the "Termination
Notice"). The date of termination of this Lease shall be the date (the
"Termination Date") stated in Tenant's Termination Notice and will be no less
than six (6) months after the date of Tenant's Termination Notice. On or prior
to the Termination Date, Tenant will surrender possession of the Premises to
Landlord in accordance with the provisions of this Lease, as if the Termination
Date were the Lease Expiration Date of this Lease. Upon termination of this
Lease, both parties shall be released from all obligations hereunder, except
that all indemnifications shall survive with respect only to events or matters
occurring prior to termination.

         IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease under
seal on or as of the day and year first above written.

Signed, sealed and delivered                LANDLORD
in the presence of:                         --------

                                            CORPORATE PROPERTIES HOLDING,
                                            INC., a Delaware corporation

__________________________________          By: ________________________________
Print Name:_______________________          Name:_______________________________
                                            Title:______________________________

__________________________________
Print Name:_______________________

                                    Page 25
<PAGE>   26

                                            TENANT
                                            ------

                                            ANC RENTAL CORPORATION,
                                            a Delaware corporation

__________________________________          By: ________________________________
Print Name:_______________________          Name:_______________________________
                                            Title:______________________________

__________________________________
Print Name:_______________________

                                    Page 26

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