BUSINESS LEASE AGREEMENT

          This LEASE AGREEMENT, executed in duplicate, is made and entered into this                day of                                        ,                  , by and between
                                       (first party) of                                                           
                                     (first party's address) hereinafter called "LESSOR," and
                                         (second party) of                                                   
                             (second party's address), hereinafter called "LESSEE."

WITNESSETH

          1. PREMISES: LESSOR, in consideration of the rents herein agreed to be paid and in conjunction with the agreements and conditions herein contained, does hereby demise and lease unto LESSEE the following described premises: (here describe premises to be leased)
          2. RENT: LESSEE shall pay rent to LESSOR on the first day of each month from the           day of                              ,          , up to and including the           day of                              ,          , for the premises in paragraph one of this lease, in the amount of $                 each month. Rent may be adjusted every year by the LESSOR and will be tied to the mortgage rate of a major lending institution.
          3. TERM: The term of this lease shall be for a period of                      years commencing on the             day of                              ,          , and shall end on the            day of                              ,         , or on such earlier date pursuant to this written agreement or this lease may be terminated pursuant to the conditions of this lease or pursuant to law.
          4. USE: The leased premises shall be used for                                           
                                                         (general office, storage, etc.) for the conduct of the business of the LESSEE. LESSEE agrees that leased premises shall not be used for any immoral or unlawful purposes, nor shall the premises be used for sleeping or living purposes, or in any manner that may tend to increase the risk of fire, other dangers or insurance rates.

          5. UTILITIES: The LESSEE agrees to provide payment for all utilities.  LESSOR shall not be liable for stoppage of any utility services including stoppages for needed repair or improvements or any cause beyond LESSOR's control.
          6. LIABILITY FOR INJURY: LESSOR shall not be liable or responsible for any accident or injury to the person or property of LESSEE or anyone else that may arise from, or on, said premises. This provision shall apply to damage caused by water, snow, frost, steam, sewage, sewer gas or odors, bursting or leaking pipes, faucets and plumbing fixtures, and shall apply without distinction as to whose act or neglect is responsible for the damage and whether the same was due to a reason specifically enumerated above or to some other cause of an entirely different kind. LESSEE is to hold LESSOR harmless for any damages to any person or persons caused by or resulting in any way from LESSEE's negligence or that of any person in LESSEE's employ or any persons on said premises by the permission or invitation of LESSEE.  LESSEE should have no claim for damages resulting from any defect in the leased premises, unless the LESSOR shall have failed to remedy such defect within reasonable time after receiving written notice of its existence from the LESSEE.
          7. FIRE INSURANCE AND WAIVER OF SUBROGATION: LESSOR shall cause each insurance policy carried by LESSOR to include protection for the demised premises against loss by fire and other causes covered by standard extended coverage, and LESSEE shall do the same. Such insurance shall be written in a manner so as to provide that the insurance carrier waives all right of recovery by way of subrogation against LESSOR or LESSEE in connection with any loss or damage covered by any such policies. Neither party shall be liable to the other for any loss or damage caused by fire or any of the risks enumerated in standard extended coverage insurance. However, if such waiver cannot be obtained or is obtainable only by the payment of an additional premium, the party undertaking such insurance coverage shall have a period of ten (10) days after the giving of such notice to either: (a) place such insurance in companies which are reasonably satisfactory to the other party and will carry such insurance with wavier of subrogation, or (b) agree to pay such additional premium if such policy is obtainable at additional cost. If the release of either the LESSOR or LESSEE as set forth in the second sentence of

this paragraph shall contravene any law with respect to exculpatory agreements, the liability of the LESSOR or LESSEE, as the case may be, shall be deemed not released but shall be deemed secondary to that of the insurer.
          8. ALTERATIONS: The premises shall not be altered or changed without written consent of the LESSOR, and all alterations or improvements or additions desired by the LESSEE and to which LESSOR has agreed shall be made under the direction of the LESSOR but at the expense of the LESSEE. All improvements, alterations or additions (except LESSEE's moveable furniture) shall, in the absence of written agreement to the contrary, remain on and be surrendered with the premises at the expiration of the term of this lease by lapse of time or otherwise.
          9. MAINTENANCE AND REPAIRS: LESSEE shall make all repairs to the demised premises including, but not limited to: plumbing, heating, electrical and air conditioning equipment repairs.
          10. ABATEMENT: LESSEE shall not be entitled to compensation or abatement of rent because of any inconvenience or annoyance arising from the making of repairs or the alteration to the building, or from any work done at the building, or other operations conducted on structures erected on any adjacent building or the premises, or because of interference with view, light, air or wire by reason thereof.
          11. RENT IN CASE OF CASUALTY: If the premises be rendered untenable by fire, wind, storm, or other cause, no rent shall accrue until the premises are again ready for occupancy providing any such damage shall not be the fault or negligence of the LESSEE or LESSEE's employees or licensees. In case the premises are not restored to tenantable condition within one hundred twenty (120) days after such casualty, either party may terminate this lease and the rent shall be apportioned and paid to the time that the premises became untenable.
          12. ASSIGNMENT: This lease may not be assigned, nor any part of the leased premises sublet to anyone without the LESSOR's expressed written consent. No extension or alteration of this lease shall be binding unless the same is in writing and signed by both parties hereto.

          13. WAIVER: Waiver of any portion of any of the provisions of this lease shall not constitute a waiver of any other portion.
          14. HOLDING OVER: If the LESSOR, without executing a new written lease shall allow the LESSEE to remain in possession of the premises after the expiration of this lease, the LESSEE shall become a tenant from month to month under the same conditions of this lease except as to the duration. Any such tenancy may be terminated through the transmittal of thirty (30) days' written notice by either party.
          15. SURRENDER: Upon the expiration or any earlier termination of this lease, LESSEE shall surrender the leased premises to LESSOR in the good order and condition as received upon the date of the commencement of this lease, reasonable wear and tear excepted.
          16. INTEREST ON UNPAID SUMS: LESSEE agrees that any and all sums due hereunder and unpaid when due shall draw interest after the due date at the rate of ten percent (10%) per annum, and that all sums unpaid by the              day of each month shall be adjusted to include a ten percent (10%) penalty.
          17. LIEN DUE TO UNPAID SUMS: LESSEE hereby agrees that the rent and/or rental penalties, whether due or to become due, shall be a lien on any or all furniture and other property had or used on said premises at any time during the LESSEE's occupancy of the premises. It is mutually agreed that if any of the rent herein specified shall not be paid when due, or if there is a breach of any covenants contained in this agreement, it shall be optional with the LESSOR, at any time, to declare this lease void, and upon giving LESSEE three (3) days' Notice to Quit, as provided by law, to reenter said premises and remove all persons under an appropriate remedy under law including forcible entry or detinue. It is agreed that, in the event suit is commenced to collect rent or any part thereof, or to enforce any provision of this lease, or if suit is brought either by or against the LESSOR for any cause resulting from this lease, reasonable attorney fees shall be paid in addition to all other costs.
          18. PROPERTY AND MERCHANDISE: LESSEE agrees that all property, goods or merchandise brought, deposited, stored or permitted by LESSEE to be present upon the premises shall be present at the exclusive liability and risk of the LESSEE.

          19. FIXTURES: LESSEE agrees to repair or replace as applicable all doors, windows, plumbing, gas, electric, steam or other fixtures broken or otherwise damaged on said premises during the use and tenancy by LESSEE.
          20. QUIET AND ENJOYMENT: LESSOR represents and warrants to LESSEE that LESSOR has title in fee simple to the leased premises and that so long as LESSEE is paying rent and observing the covenants of this lease, the LESSEE shall quietly hold and enjoy the leased premises in the terms hereof.
          21. COMPLIANCE WITH LAWS: LESSOR further represents and warrants that the building in which the leased premises are located, and the parking area, comply with applicable zoning and building regulations and that the LESSEE's use thereof in accordance with the provisions of this lease is permitted by such regulations.
          22. ADDITIONAL RULES: The LESSOR reserves the right, when conditions warrant, to make additional rules governing LESSEE and its employees relating to the proper care of the building and preservation of good order.
          23. MODIFICATION OF LEASE: The terms, covenants, and conditions hereof may not be changed orally but only by an agreement in writing signed by the parties.
          24. SUCCESSOR AND ASSIGNS: The terms, covenants, and conditions of this lease shall be binding upon and shall inure to the benefit of LESSOR and LESSEE and their respective executors, administrators, heirs, distributees, legal representatives, successors and assigns.
          25. PARAGRAPH HEADING: The paragraph headings herein contained are inserted only as a matter of convenience and for reference and, in no way, define, limit or describe the scope or intent of the lease or, in any way, affect the terms and provisions hereof.
          26. INSPECTION: It is herein acknowledged that LESSEE has inspected the premises and accepts them in good order.

          27. OPTION TO RENEW: Upon satisfaction of this initial duration lease ending on the            day of                                   ,        , LESSEE is granted an option to renew for an additional          year period under the same terms and conditions. The exercise of this option requires that LESSEE furnish LESSOR with written notice of intent to renew no less than sixty (60) days prior to renewal date.
          28. ADDITIONAL PROVISIONS:

          IN WITNESS WHEREOF, the parties hereto duly executed this lease in duplicate the day and year first above written.