This Lease Is Made This Day of , , by and Between

STANDARD FORM COMMERCIALLEASE

This "Lease"is made this day of , , by and between

, a(n) [describeentity]

("Landlord") and , a(n)

[describeentity] ("Tenant").PursuanttothetermsofthisLease,LandlordagreestoleasethePremises(hereinafter

defined) to Tenantand Tenantagrees to leasethe Premisesfrom Landlord on the terms set forth.

1. Premises.The"Premises"shallmean

, includingthe right to use the

hallways,stairs,andelevators,foraccesstoandegressfromsaidPremisesandnearestrestrooms,incommonwithall others.

2. Term. The "Term" of this Leaseshall be for the period of [insert

#ofmonthsoryears],commencingon , (the "CommencementDate") and ending on , (the "TerminationDate").

3. Rent. The "Rent" for the Premisesfor the Term of the Leaseis

dollars ($ ), payablein monthly installments of dollars

($ ) which is due, in advance,on the day of each calendarmonth. Rent shall be paid to

. In addition,Rent that is not receivedby Landlord withinfourteen(14)daysoftheduedateshallaccrueinterestattherateofoneandonehalfpercent(1½%)permonthfor

eachmonth,orpartthereof,thatRentremains unpaidfromtheduedate.Tenant's agreement topayRentisindependent of every other agreementin this Lease.

AdjustmentsToRent.TenantagreestopayaProRataShare,asdefinedbelow,oftheamount,ifany,bywhichthe Landlord's Expenses, asdefined below,foreach calendar yearduringtheTermincreases abovetheexpenses fortheBase Year, as defined below, ("Expense Increase") plus the amount, if any, bywhich Taxes, as defined below, foreach calendar year during the Term exceeds the Taxes for the Base Year ("Tax Increase"). Ifthe Expenses or Taxes in any calendar year decreasebelowtheamountfortheBaseYear,Tenant'sProRataShareofExpensesorTaxes,asthecasemaybe,forthat calendaryearshallbe$0.LandlordshallprovideTenantwithanestimateoftheExpenseIncreaseandoftheTaxIncrease foreachcalendar yearduringtheTermingoodfaith.OnthedateRentisdueeachmonth,TenantshallpayLandlorda monthlyinstallmentequaltoone-twelfthofTenant'sProRataShareofLandlord'sestimateofboththeExpenseIncrease andTaxIncrease.IfLandlorddoesnotprovideTenantwithanestimate oftheExpenseIncreaseortheTaxIncreasebythe endofthefirstbusinessdayofacalendar year,Tenantshall continue topaymonthlyinstallments basedontheprevious year'sestimate(s) untilLandlordprovidesTenantwiththenewestimate. Assoonaspracticable aftertheendofacalendar year,LandlordshallfurnishTenantwithastatement oftheactual ExpensesandExpenseIncreaseandtheactual Taxesand TaxIncreaseforthepriorcalendaryear.LandlordshallapplyanyoverpaymentbyTenantagainstRentdueornext becoming due,providediftheTermexpiresbeforethedetermination oftheoverpayment, Landlordshallrefundany overpayment toTenant after firstdeducting theamount ofRent due.Iftheestimated Expense Increase orestimated Tax Increase forthe prior calendar year isless than the actual Expense Increase or actual Tax Increase, as the case may be, for suchprioryear,TenantshallpayLandlord,withinthirty(30)daysafteritsreceiptofthestatementofExpensesorTaxes, any underpaymentfor the prior calendaryear.

Withinonehundredeighty(180)daysafterreceivingLandlord'sstatement ofExpenses,TenantmaygiveLandlordwritten noticethatTenantintendstoreviewLandlord'srecordsoftheExpensesforthecalendaryeartowhichthestatement applies. Landlord shall make available all relevant records that arereasonably necessary forTenant's review, withina reasonable time. Tenant shall besolely responsible forall costs, expenses andfees forthe review. Within ninety (90)days aftertherecordsaremadeavailabletoTenant,TenantshallhavetherighttogiveLandlordwrittennoticeidentifying

eachobjection toLandlord's statement ofExpenses. IfTenantfailstogiveLandlordsuchnotice ofobjection within the ninety (90)dayperiodorfailstoprovideLandlordwithanotice, exercising Tenant's righttoreviewwithin theonehundred eighty(180)dayperiod,Tenantshallbedeemedtohaveapprovedandaccepted Landlord'sstatement ofExpensesand waives any objection to the Expenses forthat year. Tenant shall have no right to review Landlord's records or to object to any statementof Expenses if any Rent is overdue on the date of Tenant'srequest or on the date of Tenant'sobjection.

"Expenses"-meansallcostsincurredineachcalendaryearinconnectionwithoperation,repairing,maintenance and management ofthestructure andtheland onwhich thePremises islocated, butnotlimited to: (a)labor costs, including wages,salaries,bonuses,taxes,insurance,uniforms,training,retirement plansandemployeebenefits;(b)management fees andthecostofoperating amanagement office; (c)costofservices; (d)rental andpurchase costfortools,equipment, parts andsupplies;(e)accountingcosts;(f)insurancepremiumsanddeductibles; (g)utilitycosts;and(h)theamortized costof capitalimprovements.

"ProRataShare"-meansthepercentageofthetotalthatisdeterminedbydividingtherentablesquarefeetoftheTenant's PremisesbythetotalrentablesquarefeetinthestructureinwhichthePremisesislocated.Forpurposesofthiscalculation allpartiesagreethattherentablesquarefeetofthePremisesis sq. ft. and that the totalrentablesquare feet of the structurein which the Premisesis locatedis sq. ft. For purposes of this calculationthe Taxes and Expenses are to be calculatedas though the structureis fully occupied.

"Taxes"-means(a)allrealpropertytaxesonthelandandstructureinwhichthePremises islocated; (b)allexciseand personal propertytaxes forpropertythat isownedbyLandlord andusedinconnection withtheoperation, maintenance and repair ofthelandandstructure inwhichthePremises islocated; and(c)all costs andfees incurred inconnection withany efforttoreducetaxliabilities, includinganycostsincurredbyLandlordtoreview,complywithorappealtaxliabilities. Tenant shall pay Landlord the amount ofTenant's ProRata Share ofany such increase in the Tax Excess within thirty (30) days after Tenant'sreceiptof a statementfrom Landlord.

"BaseYear"-withregardtoExpensesmeansthecalendaryearimmediately precedingtheCommencement Date;andwith regard to Taxes means the fiscalyear (July 1 to June 30) immediatelyprecedingthe CommencementDate.

4.Utilities /Cleaning.Tenantagreestopay,astheybecomedue,thechargeforelectricity, waterandotherutilities furnishedtothePremisesthatareseparatelymetered,includingfuelforheatandelectricity forairconditioning.Exceptas providedabove,theLandlordshallsupplyhotandcoldwater,heating,ventilatingandairconditioning("HVAC")service tothePremises andtothecommonhallways, stairways,elevators andrestroomsduringnormalbusinesshours.TheTenant shall have the right toreceive HVAC service during hoursother than normal business hours,at Tenant's sole expense, providedthatreasonableadvancenotice,asspecifiedbyLandlord,hasbeengiven.TheLandlordshallprovidecleaningor janitorial servicesaccordingtothecustomandpracticeforpremisesofsimilartypeandsize.TheLandlordshallhaveno otherobligation toprovideanyequipment orutilities withinthePremises. Noutilities forusewithinthePremisesshallbe installedorconnectedbyTenantwithoutwrittenauthorizationfromLandlord.TheLandlordshallhavenoliabilityfor non-deliveryor interruptionof utilitiesto Tenantand Tenantshall have no right to abateRent on accountof same.

5.ConditionandPossession.LandlordagreestomaintainthestructureofanybuildingofwhichthePremisesispartin thesameconditionasthestructureisontheCommencement Date,exceptingreasonablewearandtearanddamagebyfire andothercasualty. ThePremises areaccepted byTenant in"asis"condition andwithout anyother warranty or representation fromLandlord.TheLandlordshallnotbeliableforanyfailuretodeliverpossessionofthePremisesorany otherspaceduetotheholdoverorunlawfulpossessionofsuchspacebyanyparty.Insuchevent,theCommencement Date for such space shall be postponed until the date Landlord delivers possession of the Premises to Tenant free from occupancy byanyparty.IntheeventthattheTenancy isinterrupted orterminated asaresultofForceMajeureorotheract beyondthecontroloftheLandlord,asdefinedinparagraph23,shallnotrenderLandlordliabletoTenant,constitutea constructive eviction ofTenant, giverisetoanabatement ofRent,norrelieve Tenantfromtheobligation tofulfillany covenant oragreement. Tenant agrees that Tenant shall havethedutytocomply withtherequirements oftheAmericans WithDisabilities Act("ADA")concerninguseofthePremisesandTenantagreestoindemnifyanddefendLandlordwith regard to any claimallegingviolationof the ADA or similarlaw or regulation.

6. SecurityDeposit. Tenantshall pay a "SecurityDeposit" to Landlord in the amount of

dollars ($ upontheexecution

ofthisLease.TheSecurityDepositshallbemaintained byLandlord,withoutinterest,assecurityfortheperformanceof Tenant'sobligations.TheSecurityDepositisnotanadvancepaymentofRentnorameasureofdamages.Landlordmay use or apply all or part of the Security Deposit to satisfy past due Rent or to cure any Default of Tenant. If Landlord uses or applies any part of the Security Deposit, Tenant shall, upon demand, replenish the Security Deposit to its original amount, within thirty (30)days.Landlord agrees toreturnanyremaining balance oftheSecurity Deposit toTenant within forty-five (45)daysafter:a)thedateTenantsurrendersthePremisestoLandlord;orb)finaldeterminationoftheRentduefrom Tenant;whicheveris later.Landlord shall not be required to hold the SecurityDeposit in a separateaccount.

7.PermittedUse.ThePremisesshallbeusedfor

. NootheruseofthePremises ispermitted. Tenant shallnotusethePremises inamannerthat interferes withthequiet enjoymentofanypropertyorpremisesownedoroccupiedbyanyotherperson.Tenantshallcomplywithallstatutes, codes,ordinances,orders,rulesandregulationsofeachmunicipal,stateorothergovernmentalentity("Laws"),regarding theconductofTenant'sbusinessandtheuse,condition,maintenance andoccupancy ofthePremises. Nooilorhazardous materialandnotoxicmaterialorsubstance,includinganymaterialorsubstance,definedorregulatedbyMassachusetts General Laws Chapter 21E,Section 1et seq.,shall bebroughtto orpermitted toremain at the Premises. Tenant shall not makeanyuseofthePremisesthatrendersthePremisesuninsurableorthatmaterially increasesthecostofinsuranceto Landlord.TheTenantshallnotmakeanyimprovement orstructuralchangetothePremisesorerectasignwithoutwritten consentoftheLandlord.Reasonablenon-structuralchangesmaybemadewithinthePremiseswithpriorauthorizationof theLandlordandLandlordagreesthatconsentshallnotbeunreasonablydelayed orwithheld. AttheTermination Dateany alterationsorimprovementsmadebytheTenantthatremainatthePremisesshallbecomethesolepropertyofthe Landlord.Landlordmay,bywrittennoticetoTenantatleastthirty(30)dayspriortotheTerminationDate,requireTenant, at Tenant'ssole expense, to remove any alterationor improvementinstalledby or for the benefitof Tenant.

8.Entry byLandlord.LandlordhastherighttoenterthePremisestoinspect orshowthePremises,toclean andmake repairs,improvements oradditions andtoperformmaintenance, repairs,improvements oradditions toanyportionofthe structureinwhichthePremisesislocated.LandlordshallprovideTenantwithreasonable priorverbalnoticebeforeentry, exceptthatnotice isnotrequiredincase ofemergency, asdetermined inLandlord'ssolediscretion. EntrybyLandlordshall neitherconstitutea constructiveevictionnor entitleTenantto an abatementor reductionof Rent.

9.Assignment andSubletting.Tenantshallnotassign,sublease,transferorencumberanyinterestinthisLease orallow anythirdpartytouseoroccupyanyportionofthePremises without the priorwritten consent ofLandlord,whichconsent shallnotbeunreasonablywithheld.Withinfourteen(14)businessdaysafterreceipt ofsignedcopiesofanyassignment, sublease,transferorencumbranceandanyotherinformationastheLandlordrequests,Landlordshalleither:a)consentto theassignment, sublease, transferorencumbrance byexecutingaconsentagreement inaformsatisfactory toLandlord;b) refuse to consent tothe Transfer; or(c)exercise its right torecapture any portion ofthe Premises that Tenant proposes to assign, sublease, transfer orencumber. Tenant shall payLandlord asadditional rent fifty percent (50%)ofall rent andother consideration thatTenantreceivesasaresultofanyassignment, sublease,transferorencumbrance thatisinexcessofthe Rentpayable toLandlordfortherelevant portionoftheremaining Term. IfTenantisindefault, Landlordmayrequirethat allsubleasepaymentsbemadedirectlytoLandlord,inwhichcaseTenantshallreceiveacreditagainstRentintheamount of Tenant'sshare of paymentsreceivedby Landlord.

10.Liens.Tenant shall notpermit amechanic's lien orotherlien tobeplaced uponthe land orstructure inwhich the Premises islocated inconnection withanyworkdonebyorforthebenefit ofTenant.Tenantshall,withinten(10)daysof noticefromLandlord,fullydischargeanylienbysettlement, bybondingorbyinsuringoverthelieninthemanner prescribed byLaw. IfTenant fails to doso,Landlord may bond,insure overorotherwise discharge the lien. Tenant shall reimburseLandlord for any amount paid by Landlord, including,without limitation,reasonableattorneys'fees.

11. Indemnification and Waiver. Tenant hereby waives all claims against and releases Landlord and its officers, directors,employees,trustees,beneficiaries, partners,mortgageesandeachoftheirsuccessorsandassignsfromallclaims foranyinjurytoordeathofpersons,damagetopropertyorbusinesslossinanymannerrelatedto:a)anyactofathird party;b)anyactofGod;c)burstingorleakingofanytank,pipe,drainorplumbingfixture;d)failureofanysecurity service,personnelorequipment;ore)anyForceMajeureorothermatteroutsideofthereasonablecontrolofLandlord. ExcepttotheextentcausedbythenegligentorwillfulmisconductofLandlord,Tenantagreestoindemnify,defendand

holdLandlordharmlessfromallclaims,debts,demands,liabilities,obligations,damages,penalties,costsandexpenses, including,withoutlimitation, reasonable attorneys' feesandexpenses,thatmaybeimposedbyoragainst Landlordarising out of or in connection with any damage or injury occurring in the Premises or anyacts or omissions of Tenant or any of Tenant'sguests, invitees,assignees,subleasees,contractorsor licensees.

12.Insurance.Tenant shall maintain thefollowinginsurance ("Tenant's Insurance"): a)commercial general liability insuranceapplicable tothePremisesanditsappurtenancesproviding,onanoccurrencebasis,aminimumcombinedsingle limitof dollars ($ ); b) property / business interruptioninsuranceissued on an all risk or specialperils form, with coverageforwaterdamageincludingearthquakesprinklerleakage,atreplacement costvalueandwithareplacement cost endorsement covering all ofTenant's equipment fixtures, furniture, inventory, merchandise and other personal property in thePremisesaswellasanyleaseholdimprovementsforthebenefitoftheTenant;c)workers'compensationinsuranceto theextent required bylawandinamounts asmayberequired byapplicable statute andemployers liability coverage ofat least $ per occurrence.Each commercialgeneralliabilityinsurancepolicy shall name Landlord (oritssuccessorsandassignees) andtheirrespective officers,directors, employees, andagents,andotherdesignees of Landlordanditssuccessorsastheinterestofsuchdesigneesshallappear,asadditionalnamedinsureds.Allpoliciesof Tenant's Insurance shall contain endorsements that the insurer(s) shall give Landlord andits designees at least thirty (30) days'advancewrittennoticeofanycancellation, termination, material changeorlapseofinsurance.Tenantshallprovide Landlordwithacertificate ofinsuranceevidencingTenant'sInsurancenolaterthantheCommencement Dateorthedate TenantisprovidedwithpossessionofthePremises,whicheverisearlier.DuringtheTermtheTenantshallprovide evidence ofrenewal orexistence ofsuchinsuranceasnecessary toassurethatLandlordalwayshascurrentcertificates evidencingTenant'sInsurance.

13. Broker'sFee. The Landlord agrees to pay broker(s),

, duly licensedMassachusettsreal estatebroker(s), a fee of

dollars ($ for services renderedinconnectionwiththeleaseofthePremises.TheTenantrepresentsandwarrantsthatTenanthasnotdealtwith

anyotherbrokerinconnectionwithrentalofthePremisesandagreestoindemnify,defendandholdLandlordharmless fromanyclaim,demandorliabilityofanyotherpersonseekingpaymentforservicesprovidedtoTenantinconnection with leasingthe Premises.

14.Subrogation.LandlordandTenantherebywaiveandshallcausetheirrespectiveinsurancecarrierstowaiveanyand all causes ofaction, claims, actions andrightsofrecovery against theotherforanylossordamage withrespect toTenant's personal property, leasehold improvements, thestructure inwhichthePremises islocated, thePremises oranycontents thereof, including rights, claims, actions and causes ofaction based onnegligence, which loss ordamage is (orwould have been, had the insurancerequired by this Leasebeen obtained)covered by insurance.

15.FireorCasualty.TheLandlordhastherighttoterminatethisLeaseifalloranypartofthePremisesisdamagedby fireorothercasualty totheextentthatitcannotreasonablyberepairedwithinonehundred(100)daysafterthedateofsuch fireorcasualty. Thisrightoftermination isexercisable bywrittennotice toTenantwithinsixty(60)daysofthedateofthe fireorothercasualty.IfthisLeaseisnotterminated,Landlordshallpromptlyandingoodfaith,seektorestorethe Premises. Suchrestorationshallbetosubstantially thesameconditionthatexistedpriortothefireorothercasualty,except formodifications requiredbylaw.UponnoticefromLandlord,TenantshallassigntoLandlord(orLandlord'sdesignee)all propertyinsuranceproceedspayabletoTenantunderTenant'sInsurancewithrespecttoanyleaseholdimprovementsfor thebenefit ofTenant; providedthat iftheestimated costtorepairsuchleasehold improvements exceeds theamountof insurance proceeds received byLandlord fromTenant's insurance carrier, the excess cost ofsuch repairs shall bepaid by TenanttoLandlordpriortoLandlord'scommencement ofrepairs.Withinfourteen(14)daysofdemand,Tenantshallalso payLandlord foranyexcess costsidentified duringthecourse ofrepairwork.Landlordshallnotbeliable forany inconvenience toTenant, orinjurytoTenant'sbusinessresultinginanywayfromthefireorothercasualty ortherepair work.ProvidedthatTenantisnotindefault,duringanyperiodoftimethatalloramaterialportionofthePremisesis renderedunusableasaresultofthefireorothercasualty,theRentshallabatefortheportionofthePremisesthatis unusable.

16.Eminent Domain.Either partymay terminate this Lease if anysubstantial part ofthe Premises istaken orcondemned foranypublicuseunderlaworbyeminentdomain.LandlordshallalsohavetherighttoterminatethisLeaseifthereis suchatakingofanyportionofthestructure inwhichthePremises islocated ortheland onwhichitissituated that would haveamaterialadverseimpactonLandlord'sabilitytooperatetheremainderofthestructure/land.Theterminatingparty

shallprovidewrittennoticeoftermination totheotherpartywithinsixty(60)daysafterfirstreceiptofanynoticeofthe taking. Thetermination shall beeffective onthedatethetaking becomes effective. Allcompensation awarded forataking, or sale proceeds, shall be the property of Landlord.

17.Tenant's Default.A"Tenant'sDefault"shallmeanandincludeacircumstance whena)theTenantfailstopayallRent whendue,ifsuchfailurecontinues forthree(3)businessdaysafterwrittennotice toTenant whichnoticeshallbein satisfaction of,andnotinadditionto,notice requiredbyLaw;orb)Tenant's failuretocomplywithanyterm,condition, requirement orcovenantofthisLease(otherthannon-paymentofRent),ifsuchfailureisnotcuredwithinthirty(30) businessdaysafterwrittennoticetoTenant,whichnoticeshallbeinsatisfactionof,andnotinadditionto,noticerequired bylaw;orc)TenantisdeclaredbankruptorinsolventorifanypropertyofTenantisthesubjectofanassignment forthe benefitof creditors.

18.Landlord's Remedies.Intheevent ofaTenant's Default, Landlordshallhavetherighttoterminate thisLease or terminateTenant'srighttopossession.Uponreceiptofanoticeoftermination Tenantshallimmediately surrenderthe Premises to Landlord. IfTenant fails to surrender the Premises, Landlord may enter uponand take possession ofthe Premises,incompliancewithlaw.Notwithstandingtheforegoing,theTenantshallpayLandlordallpastdueRentand other damages, losses and expenses suffered by Landlord as a result of Tenant's Default. Those costs and expenses shall includethecostsandexpensesincurredinreletting orattempting toreletthePremises,includingreasonable attorneys'fees, brokerage fees,thecostofphysical alterations tothePremises andthereasonable value ofotherallowances orconcessions granted toa newtenant. The Landlord hasthe right tocollect all rents andother payments from any reletting. The Landlord shallnotberesponsibleorliableforanydelayorinabilitytoreletallorpartofthePremisesorforthefailuretocollect any rent.Inlieu ofdetermining damages asdescribed above,Landlordmayelect toreceive asdamages thesumofa)allRent accrued throughthedateoftermination ofthisLease orofTenant's righttopossession,andb)anamountequaltothetotal RentthatTenantwouldhavebeenrequiredtopayfortheremainderoftheTermdiscountedtopresentvalue,minusthe thenpresentfairrentalvalueofthePremises fortheremainder oftheTerm,comparably discounted,afterdeductingall anticipated costsofreletting.IfTenantisindefaultofanyofthenon-financialdutiesundertheLease,Landlordshallhave therighttoperformsuchduties.Upondemand,Tenant shall reimburse Landlord forthecostofsuchperformance plusan administrative feeequaltotenpercent(10%)ofthecostoftheworkperformed.Termination ofTenant'sLeaseorrightto possessionorLandlord'sentryonallorpartofthePremises shallnotrelieveTenant ofitsdutiesandliabilities underthe Lease. Each right and remedy of the Landlord shall be separate and in addition to any other right and remedy now available or hereafteravailableto Landlord.

19.Landlord's Default.Before filing suitforanyalleged default bytheLandlord, Tenant shall giveLandlord andeach MortgageeaboutwhoseidentityTenanthasbeennotified,writtennoticeandareasonabletimetocuretheallegeddefault. Inthe event ofa default bythe Landlord in the terms of this Lease, no individual officer, director, agent, servant, employee, trustee,stockholderor beneficiaryof the Landlord shall be personallyliablefor performanceof the Landlord's obligations.

20.Subordination.TenantagreesthatthisLeaseissubjecttoandsubordinatetoeachmortgage,groundleaseorother lien noworsubsequently arising onthePremises, oronthelandorstructure inwhichthePremises islocated. Tenant's agreementappliestoanyrefinancing,renewal,modification,andextensionofthemortgage.Uponrequestfromtheholder ofamortgage,Tenantshallexecuteacommercially reasonablesubordinationagreement. Asanalternative, anymortgagee shall have the right, at any time, to subordinate its mortgage to this Lease. Upon request, Tenant shall deliver a commercially reasonableestoppelcertificate tothosepartiesasarereasonablyrequestedbyLandlord,withoutpayment, within ten (10) days after receiptof a writtenrequest.

21.Notice /Addresses.All demands, approvals, consents ornotices shall beinwriting anddelivered byhandorsent by registeredorcertified mailwithreturnreceiptrequested, orsentbyovernightorsamedayservicebyhandattheparty's respective address,setforthbelow.Eachnotice shallbedeemed tohavebeenreceived onthedateofactual delivery orthe dateonwhichdeliveryisrefused,whicheverisearlier.IfTenanthasvacatedthePremiseswithoutprovidinganew address,eachnotice toTenant shallbedeemed tohavebeenreceived three(3)daysafternotice isdeposited inthemail of the United States Postal Service orwith a delivery service asdescribed above. Either party may,at anytime, change the address set forth below (other than to a post office box) by giving the other party writtennoticeof the new address.

22.Surrender ofPremises.Atthetermination ofthisLease orTenant's rightofpossession, Tenant shall removeall personal property and surrender the Premises to Landlord in goodorder and in "broom clean" condition, ordinary wear and tearanddamageexcepted,removing,asrequestedbyLandlord,anyimprovementsoralterationsmadebyTenant.If TenantfailstoremoveanyofTenant'spersonalpropertywithintwo(2)businessdaysaftertermination, Landlord,at Tenant's solecostandexpense,shallbeentitled toremoveandstoreTenant's personal property.Landlordshallnotbe responsibleforthesafekeeping orpreservationofTenant'spersonalproperty.TenantshallpayLandlord,upondemand,all costsofstorage.IfTenantfailstoremoveTenant's personalpropertyfromthePremises orfromstoragewithinthirty (30) daysafterdeliveryofnotice,LandlordmaydeemalloranypartofTenant'sPropertytobeabandonedandtitletothat propertyshallvestinLandlord.IfTenantfailstoremoveanyofthealternations orimprovementsmadebyTenantbythe TerminationDateandcompleterelatedrepairsinatimelymanner,LandlordmayperformsuchworkatTenant'sexpense. IfTenantfailstosurrenderalloranypartofthePremisesatthetermination ofthisLease,occupancyofthePremisesafter terminationshallbethatofatenancyatsufferance.Tenant'soccupancyshallbesubjecttoallthetermsandprovisionsof thisLease andTenant shallpayanamount(onapermonthbasiswithoutreduction forpartial monthsduringtheholdover) equaltotwohundredpercent(200%)ofthesumoftheRentandoftheAdditional Rentduefortheperiodimmediately precedingtheholdover.NoholdoverbyTenantoracceptanceofpaymentfromtheTenantaftertheterminationofthis Leaseshall extend the Term or prevent Landlord from immediaterecovery of possession of the Premises.

23. Miscellaneous.

1)Time/Force Majeure. TimeisoftheessenceofeachprovisionofthisLease.Thefailureordelayofeitherpartyto declare adefaultimmediately uponitsoccurrence oradelayintakingactionforadefaultshallnotconstitute awaiver. Whenever aperiod oftime isprescribed forthetaking ofanaction byLandlord orTenant (other thanthepayment ofthe SecurityDepositorRent),theperiodoftimefortheperformanceofsuchactionshallbeextendedbythenumberofdays thattheperformanceisactually delayedduetostrikes,actsofGod,shortagesoflaborormaterials, war,terroristacts,civil disturbancesandothercausesbeyondthereasonablecontroloftheperformingparty("ForceMajeure").ForceMajeure does not includefinancialdifficultiesof a party.

2)Attorneys' Fees /CostsOfSuit.Ifeither partycommences suitforviolation ofortoenforce anycovenant, term or conditionofthisLease,theprevailingpartyshallbeentitled toreasonableattorneys'fees,costsandexpenses.Landlordand Tenanthereby waive any right to trialby jury in any proceedingbased upon a breach of this Lease.

3)Sale /Assignment.Landlord shall have the right totransfer and assign, in whole orinpart, all ofits ownership interest, rightsandobligations intheLease, includingtheSecurity Deposit,andupontransfer Landlordshallbereleased fromany furtherobligationshereunder,andTenantagreestolooksolelytothesuccessorininterestofLandlordfortheperformance of such obligationsand the return of any SecurityDeposit.

4)Entire Agreement.ThisLeaseconstitutes theentireagreement betweenthepartiesandsupersedesallprioragreements andunderstandingsrelatedtothePremises.ThisLeasemaybemodifiedonlybyawrittenagreementsignedbyLandlord andTenant. ThisLease shallbeinterpreted andenforced inaccordance withtheLaws oftheCommonwealth of Massachusetts.

5)ExecutiveOrder13224.TenantrepresentsandwarrantstoLandlordthateachindividualexecutingthisLeaseon behalfofTenantisauthorizedtodosoonbehalfofTenantandthatTenantisnot,andtheentitiesorindividuals constitutingTenantorwhichmayownorcontrolTenantorwhichmaybeownedorcontrolledbyTenantarenot,among theindividuals orentities identified onanylist compiled pursuanttoExecutive Order13224forthepurposeofidentifying suspectedterrorists.

IN WITNESS WHEREOF,the partieshave set forth their hands and seals.

TENANT or authorizedagentDate

LANDLORDor authorizedagentDate