Sample Business Contracts

Montana-Missoula-1600 North Avenue West Lease - Dennis R. Washington d/b/a Western Trade Center and Ultrafem Inc.

Free Customizable Lease Forms

  • Commercial Lease. Start a state-specific lease for the rental of commercial property. Specify the term and rent due, as well as whether the landlord or tenant is responsible for property taxes, insurance, and maintenance and repairs.
  • Commercial Sublease. When a tenant vacates commercial property before the lease term has expired, it may be able to rent the premises to a third party. The tenant would be the sublessor and the third party would be the sublessee. Besides preparing a sublease, both parties will want to review the provisions for assignment or subletting in the original lease agreement between the landlord and the sublessor.
  • Sublease Agreement. Tenants of residential property should prepare a sublease agreement if they are seeking to sublease a room or the entire apartment or house to a third party. All parties should review the original lease agreement to see if there are any restrictions on subletting or assigning the premises.
  • Triple Net Lease. Triple net leases are a type of commercial leases where the tenant has to pay for property taxes, insurance, utilities, and maintenance, in addition to the monthly rent.
  • Office Space Lease. When renting an office space, tenants should understand the amount of the rent and duration of the lease. Other important terms include whether the space can be subleased, which parties are responsible for maintenance, and whether any furniture and furnishings will be provided.

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   THIS LEASE, made and entered into this 28th day of January, 1996 by and 
Montana, hereinafter referred to as "Lessor", and ULTRAFEM, INC., of 
Missoula, Montana, hereinafter referred to as "Lessee" whether one or more.


   Lessor owns real property in Missoula, Montana, more particularly located 
at 1600 North Avenue West and as and comprising approximately 24,000 square 
feet as depicted on Exhibit "A" attached hereto and hereinafter referred to as 

   Lessor is desirous of leasing such Premises to Lessee, who is desirous of 
leasing the commercial premises pursuant to the negotiated terms of this 

   NOW, THEREFORE, in consideration of the foregoing recitals and the 
premises and payment hereinafter provided, Lessor hereby leases to Lessee that 
commercial space referenced in recital A and Lessee hereby leases from Lessor 
said Premises pursuant to the following terms, conditions and covenants.

   1.  TERM. The parties hereto agree that the term of this Lease shall be 
for a period of three years commencing February 1, 1996 and ending January 
31, 1999, at that monthly rental amount hereinafter specified.

   2.  RENT. Lessee hereby covenants and agrees to pay Lessor, Western Trade 
Center, Missoula, Montana, or such other person, firm or corporation, or at 
such other place as Lessor from time to time may designate in writing a 
monthly rental of Six Thousand Five Hundred Dollars ($6,500.00) which shall 
be payable in advance on the first day of each and every month during the 
term of this Lease. Rent for any partial calendar month during the term hereof 
shall be prorated at the rate for such month, and shall be due and payable on 
the first day of such month.

   Lessor agrees to pay for the cost of heat. Lessee agrees to pay for all 
lights and electricity.

    3.  ACCEPTANCE OF THE PREMISES. Except with respect to the act of 
negligence or intentional misconduct of Lessor, Lessor shall not be 
responsible nor have any liability whatsoever at any time for loss or damage 
to Lessee's fixtures, equipment or other property of Lessee installed or 
placed by Lessee on the Premises. By occupying the Premises, Lessee shall be 
deemed conclusively to have accepted the same and to have acknowledged that 
the Premises are in good and tenantable condition. Except as set forth in 
this Lease, no representations have been made to Lessee by Lessor, or its 
agents, with respect to the Premises or their fitness or suitability for 
Lessee's use.



   4.  MAINTENANCE AND REPAIRS. Lessor shall keep the foundation, the outer 
walls, gutters, down spouts and roof of the Premises in good repair; provided 
that Lessor shall not be obligated to make any repairs occasioned by the act 
or negligence of Lessee, its employees, agents, servants, customers and other 
invitees; and provided further that Lessor shall have no obligation to paint, 
recover or refurbish exterior walls or the interior surfaces of the walls. 
During the term hereof, at its sole cost and expense, Lessee shall keep all 
parts of the interior of the Premises, including without limitations, the 
doors, interior walls in good order, operating condition and repair. Lessee 
shall also keep the Premises in a clean, sanitary and safe condition in 
accordance with all directions, rules and regulations of any health officers, 
building inspectors or other proper officers of the governmental agencies 
having jurisdiction and shall dispose of all trash and waste materials in the 
outside trash containers to be provided by Lessee for this purpose. Lessee 
shall comply with all requirements of law, ordinances and other rules and 
regulations that affect the Premises. Lessee shall permit no injury to the 
Premises or the improvements of which they are a part, and Lessee shall, at 
its own cost and expense, replace any light bulbs, frames and accessory parts 
thereof on the Premises that may expire, be broken or damaged during the term 
hereof. At the expiration of the term, Lessee shall surrender the Premises 
broom clean and in as good order as the same are on the Lease Commencement 
Date, reasonable wear and tear, excepted.

   5.  TAXES. Lessor specifically agrees to pay all real property taxes 
assessed against the subject property and to carry sufficient structural 

   6. INSURANCE. During the term hereof, Lessee shall, at its sole cost and 
expense, maintain the following insurance with respect to the Premises: (a) 
standard fire and extended coverage insurance insuring all of its fixtures, 
furniture and equipment for the full replacement value thereof; and (b) 
public liability insurance with limits of not less than One Million Dollars 
($1,000,000) per person bodily injury, One Million Dollars ($1,000,000) per 
occurrence bodily injury, and One Hundred Thousand Dollars ($100,000) for 
property damage per occurrence, or a combined single limit of liability of 
Five Hundred Thousand Dollars ($500,000), insuring against claims of any and 
all personal injury, death or damage occurring in or about the Premises or 
the sidewalks adjacent thereto. Each such insurance policy shall be issued by 
an insurance company of recognized standing, authorized to do business in the 
State of Montana and reasonably satisfactory to Lessor. The policies required 
in the above paragraph shall name Lessor as an additional insured and where 
applicable be payable to Lessor and Lessee as their interest may appear. If 
required by Lessor, such policies shall also contain a loss payable 
endorsement in favor of the holder of any mortgage affecting the Premises. 
All such policies shall provide that no cancellation or termination thereof 
or any material modification thereof shall be effective except on ten (10) 
days' prior written notice to Lessor, and, if applicable, said mortgagee. From
time to time during the term hereof, Lessee will provide to Lessor current 
certificates of insurance evidencing Lessee's compliance with the terms of 
this section.

   7.  NO HAZARDOUS MATERIALS. Without Lessor's prior written consent, Lessee 
shall not carry any stock of goods or do anything in or about the Premises 
which would in any way tend to increase insurance rates or invalidate any 
policy on the


building retained for Lessor's use on the Premises. Lessee agrees to pay as 
additional rent any increase in premiums for insurance against loss by 
standard fire and extended coverage resulting from the business carried on in 
the Premises by Lessee. If Lessee installs any electrical equipment that 
overloads the power lines to the Premises, Lessee shall at its own expense 
make whatever changes are necessary to comply with the requirements of 
insurance underwriters and insurance rating bureaus and governmental 
authorities having jurisdiction.

   8.  WAIVER OF SUBROGATION. Lessor and Lessee both hereby release the other 
from any and all liability or responsibility to the other or anyone claiming 
through or under them by way of subrogation or otherwise for any loss or
damage to property caused by fire or any of the extended coverage or 
supplementary contract casualties, even if such fire or other casualty shall 
have been caused by the fault or negligence of the other party, or anyone for 
whom such party may be responsible, provided, however, that this release 
shall be applicable and in force and effect only with respect to loss or 
damage occurring during such time as the releasor's policies shall contain a 
clause or indorsement to the effect that any such release shall not adversely 
affect or impair the policies or prejudice the right of the releasor to 
recover thereunder.

   9.  SUBSTANTIAL DAMAGE. If, during the term of this Lease, the Premises 
shall be damaged by fire or any other casualty insurable under standard fire 
and extended coverage insurance then the same shall be repaired by Lessor at 
Lessor's expense as soon as practical, due allowance being given for the time 
taken for the settlement of insurance claims, but in any event within three 
months from the date of such damage. In the event the Premises shall be 
destroyed by fire or any other cause or be damaged to such an extent that in 
the opinion of either of the parties, it is not practical to repair or 
rebuild the same, then either party may terminate this Lease on thirty (30) 
days written notice to the other and Lessee shall be liable for the rental 
only to the date of such destruction or damage. If neither party gives notice 
of termination of the Lease, then, this Lease shall continue in full force 
and effect and Lessor, at Lessor's expense, shall rebuild the Leased Premises 
as speedily as practical, but in any event, within one hundred and twenty 
(120) days from the date of such damage. Monthly rental shall commence when 
the Leased Premises are again suitable to occupancy by Lessee. In the event 
of either damage or destruction to the Premises, Lessee shall be entitled to 
an abatement of rent corresponding to the time during which the Premises may 
not be used by Lessee after the occurrence of the damage or destruction and 
before the repairs or rebuilding are completed. In the event of repairs or 
rebuilding, the proceeds of insurance shall be used to accomplish the same.

   10.  ALTERATIONS AND ADDITIONS. Lessee shall not make any alterations or 
additions to the Premises, including equipment or appliances installed in 
connection with the transmission or delivery of the utilities, without first 
procuring Lessor's written consent which consent shall not be unreasonably 
withheld or delayed. Any contractor utilized by the Lessee to make such 
alterations or additions shall be licensed by the City of Missoula and shall
maintain Worker's Compensation and Liability insurance. In the event that 
Lessee does not receive a written response from Lessor within ten (10) days 
of Lessor's receipt of such request, Lessee's request shall be deemed 
approved. Lessee shall promptly pay for the costs of all such work and shall 
indemnify Lessor



against liens, costs, damages and expenses incurred by Lessor in connection 
therewith, including any reasonable attorneys' fees incurred by Lessor if 
Lessor shall be joined in any action or proceeding involving such work.

   Trade fixtures may be removed by Lessee provided that any damage to the 
premises caused by such removal shall be repaired by Lessee.

   All fixtures installed by Lessee in the Premises, including but not 
limited to, manufacturing equipment, refrigeration machines and machinery and 
the controls, piping and conduits appurtenant thereto, air-conditioning and 
air-circulating machinery, lighting fixtures, and refrigerators shall be and 
remain the property of Lessee and may be removed by it at any time during or 
at the expiration of the term of this Lease. Any such fixtures remaining on 
the premises after the expiration of the term of this shall be deemed 
abandoned by Lessee and shall become the property of Lessor. At the 
expiration of the term of this lease, Lessee shall be obligated to remove, at 
its sole cost, any and all alterations or additions made to the Premises by 
Lessee. Any ongrade concrete slab constructed by Lessee may remain. Any 
additions which Lessor agrees may remain in the Premises shall not be so 
removed. Further Lessee agrees to repair any damage resulting from such 

   Lessor agrees that the term "fixtures" as used in this paragraph 
specifically shall include any machinery or equipment leased or borrowed by 
Lessee, and Lessor agrees that the legal owner of such machinery or equipment 
shall have the right to remove such machinery or equipment from the Premises 
notwithstanding the manner or mode of attachment. In the event any removal of 
machinery, equipment, or fixtures shall injure or damage the Premises, Lessee 
agrees to repair such damage at its own expense.

   11.  INDEMNIFICATION. Lessee shall indemnify Lessor against all expenses, 
liabilities, and claims of every kind, including reasonable attorney fees, by 
or on behalf of any person or entity arising out of either:

      a) Failure by Lessee to perform any of the terms or conditions of this 

      b) Any injury or damage happening on or about the premises as a result 
of the activities of Lessee, its employees, agents, servants, customers, or 
other invitees;

      c) Failure by Lessee to comply with any law of any governmental 
authority; or

      d) Any mechanic's lien or security interest filed against the premises 
or equipment, materials or alterations of buildings or improvements thereon as 
a result of the activities of Lessee. [All property kept, stored, or 
maintained in the premises shall be so kept, stored or maintained at the risk 
of Lessee only.]

Lessor, during the term of this Lease, shall indemnify and save harmless 
Lessee from all expense, liability, and claims of every kind, including 
reasonable attorney's fees



arising out of the negligence of Lessor, its employees or agents, or any 
injury or damage happening on or about the premises as a result of the 
activities of Lessor thereon, its employees or agents, or the failure by Lessor
to perform any of the terms or conditions of this Lease. However, Lessor 
shall not be responsible to Lessee, nor required to save Lessee harmless 
from, any loss or damage which may be occasioned by or through the acts or 
omission of the tenants, invitees or occupants of the premises and 
improvements of which the premises are a part. Lessor shall not be deemed 
negligent hereunder with respect to the repair or maintenance of any portions 
of the premises required to be repaired or maintained by Lessor unless Lessor 
shall neglect to make such repairs or perform such maintenance after due 
notice in writing and a reasonable opportunity to correct the same.

   12.  ASSIGNMENT AND SUBLETTING. Lessee shall not assign, sell, pledge, 
mortgage, encumber or in any other manner transfer this Lease or any interest 
therein, without the prior written approval of Lessor, which approval shall 
not be unreasonably withheld or delayed.

   Lessee shall have the right, without Lessor's consent, to assign this 
Lease or sublet the Premises, or any part thereof, to any corporation into 
which or with which Lessee merges or consolidates and to any parent, 
subsidiary, or affiliated corporation, provided that the resulting entity 
from such merger or consolidation shall have a net worth not less than Lessee's
prior to the merger, and provided further that any such assignee shall 
deliver to Lessor a counterpart original of a document whereby such assignee 
agrees to assume and perform all of the terms and conditions of this Lease on 
Lessee's part from and after the effective date of such assignment.

   13.  SALE BY LESSOR. In the event of any sale of the Premises, or real 
property of which the premises are a part, by Lessor, including sales by 
foreclosure or a deed in lieu thereof, Lessor shall be entirely freed and 
relieved of all liability under any and all of its covenants and obligations 
contained in or derived from this Lease arising out of any act or omission 
occurring after the consummation of sale; and the purchaser shall, during the 
period of its ownership be deemed without any further agreement between the 
parties to have assumed and agreed to carry out any and all of the covenants 
and obligations of Lessor under this Lease. All subsequent purchasers shall 
similarly be agreed and relieved of all liability hereunder subsequent 
to the date of such sale by them. In the event of any such sale Lessee agrees 
to attorn to and become Tenant of Lessor's successor-in-interest, after 
subsequent Lessor has agreed to assume all obligations of original Lessor.

   14. DEFAULT. If Lessee shall at any time be in default in the payment of 
rent herein reserved or in the performance of any of the covenants, terms, 
conditions or provisions of this Lease, and Lessee shall fail to remedy such 
default within thirty (30) days after written notice thereof from Lessor; or 
if Lessee shall be adjudged a bankrupt, or shall make an assignment for the 
benefit of creditors, or if a receiver of any property of Lessee in or upon 
said premises be appointed in any action, suit or proceeding by or against 
Lessee, or if the interest of Lessee in said premises shall be sold under 
execution or other legal process, it shall be lawful for Lessor to enter upon 
the Leased


Premises and again have, repossess and enjoy the same as if this Lease had 
not been made, and thereupon this Lease and everything contained herein on 
the part of Lessors to be done and performed shall cease and terminate, 
without prejudice, subject however, to the right of Lessor to recover from 
Lessee all rent due up to the time of entry. In case of any such default and 
entry by Lessor, Lessor may relet the Leased Premises for the remainder of 
said term for the highest rent obtainable, and may recover from Lessees any 
deficiency between the amount so obtained and the rent herein reserved. If 
Notice of Default is sent, Lessee shall pay $75.00 attorney fee in addition 
to the late payment penalty provided for in this Lease. Lessee agrees to pay 
Lessor a late payment of $10.00 for each day the rental is not paid by the 
10th of the month that the same is due. The parties agree that the postmark 
shall constitute the date the payment was made for purposes of this provision.

     15.  SUBORDINATION. At the request of Lessor, or any lender, this Lease 
shall at all times be subordinate to all ground or underlying leases, and the 
lien of any mortgages now or hereafter placed upon Lessor's interest in the 
Premises and to all renewals, modifications, consolidations, replacements and 
extensions thereof. Lessee agrees to execute and deliver upon Lessor's 
request such instruments subordinating this Lease to the lien of any such 
mortgages, ground or underlying leases.

     16.  REPRESENTATIONS. Lessee acknowledges that it has inspected and 
examined the property covered by this Lease and it is thoroughly familiar 
with the same and acknowledge it is that entering into this Lease based upon 
its own examination and inspection and that no representations of any kind or 
character have been made by the Lessor or any person acting on the Lessor's 
behalf to induce the Lessee to enter into this Lease.

     17.  AMENDMENTS OR MODIFICATIONS. No amendment or modification of this 
Lease or any approvals or permissions of Lessor required under this Lease 
shall be valid or binding unless reduced in writing and executed by the 
parties hereto in the same manner as the execution of this Lease.

     18.  PERSONAL TAXES. If any personal property taxes attributable to the 
Lessee's furniture, fixtures, merchandise, equipment or other personal 
property situated on the Premises are levied against Lessor's property, and 
if Lessor pays the same (which Lessor shall have the right to do so after 
notice and Lessee's failure to pay within 30 days thereafter) or if the 
assessed value of Lessor's premises is increased by the inclusion therein of 
a value placed on such property, and if Lessor pays the taxes based on such 
increased assessment (which Lessor shall have the right to do), Lessee upon 
demand shall repay to Lessor the taxes so levied against Lessor of the 
proportion of such taxes resulting from such increase in the assessment.

     19.  NON-WAIVER. No waiver of a condition or covenant of this Lease by 
either party hereto shall be deemed to imply or constitute a further waiver 
by such party of the same of any other condition or covenant. No act or 
thing done by Lessor or Lessor's agents during the term hereof shall be 
deemed an acceptance or a surrender of the Premises, and no agreement to 
accept such surrender shall be valid unless in writing signed by Lessor. The 
delivery of Lessee's keys to any employee or agent of 



Lessor shall not constitute a termination of this Lease unless a written 
agreement has been entered into with Lessor to this effect. No payment by 
Lessee, nor receipt from Lessor, of a lesser amount than the rent or other 
charges herein stipulated shall be deemed to be other than on an account of 
the earlier stipulated rent, nor shall any endorsement or statement on any 
check or any letter accompanying any check, or payment as rent, be deemed an 
accord and satisfaction, and Lessor shall accept such check for payment 
without prejudice to Lessor's right to recover the balance of such rent or 
pursue any other remedy available to Lessor.

     20.  COVENANTS OF LESSEE. Lessee does hereby covenant and agree that it 

          (a) Pay the rent at the times and place and in the manner aforesaid;

          (b) Use and occupy the Premises in a careful and proper manner and 
for the purpose of a office, manufacturing, distribution and general business 

          (c) Not commit waste therein and to leave the Premises in a broom 
clean condition upon termination of this Lease except as otherwise provided 

          (d) Not use or occupy the Premises for any unlawful purpose and 
conform to and obey all present and future laws and ordinances and all rules, 
regulations, requirements and orders of all governmental authorities or 
agencies respecting the use and occupation of the Premises;

          (e) Landlord, or landlord's designee may enter premises only after 
checking in for registration with the Plant manager, or Plant manager's 
designee. Exceptions are emergencies, and visits required by Government 
regulation where Plant Manager or Plant Manager's designee is not available.

          (f) Maintain any insurance Lessee deems necessary on Lessee's trade 
fixtures and personal property in addition to the liability and fire insurance 
specified above;

          (g) Bear and pay all charges for janitorial services, for telephone 
services, for garbage collection, and for any and all other services provided 
at the request of Lessee to the Premises; 

          (h) Indemnify the Lessor against all liabilities, expenses, and losses
incurred by the Lessor as a result of:

                  (1) Failure by the Lessee to perform any covenant required 
                  to be performed by the Lessee herein;

                  (2) Any mechanics's lien or security agreement, filed 
                  against the Premises for any materials used in the 
                  construction or alteration of the Premises.



     21.  COVENANTS OF LESSOR. Lessor hereby covenants with the Lessee as 

          (a) It is the owner of the Premises;

          (b) Supplementing the terms hereof, it will hold Lessee harmless 
from any loss, damage and liability occasioned by or resulting from any 
default or negligent act on the part of the Lessor, its agent or employees.

     22.  UNENFORCEABILITY. If any clause or provision of this Lease is found 
by a court of competent jurisdiction illegal, invalid or unenforceable under 
present or future laws effective during the term of this Lease, then and in 
that event the remainder of this Lease shall not be affected thereby, and in 
lieu of each clause or provision of this Lease that is illegal, invalid or 
unenforceable, there is hereby added as a part of this Lease a clause or 
provision as similar in terms to such illegal, invalid or unenforceable 
clause or provisions as may be possible and be legal, valid and enforceable.

     23.  ATTORNEY FEES AND COURT COSTS. In case suit or action is instituted 
to enforce compliance with any of the terms, covenants, or conditions of this 
Agreement there shall be paid to the prevailing party in such suit or action 
by the other party the prevailing party's costs and such further sum as the 
court may adjudge as reasonable attorney's fees and in the event any appeal 
is taken from any judgement or decree in such suit or action, the prevailing 
party on such appeal shall likewise recover from the other party costs and 
reasonable attorney's fees on such appeal.

     24.  OPTION TO RENEW. Lessee, at its option, may extend the term of the 
Lease for an additional three (3) years upon all the same terms and 
conditions as herein contained by serving notice thereof upon Lessor at least 
one hundred and eighty (180) days before the expiration of the term, and upon 
the service of such notice, this Lease shall be extended upon its terms and 
conditions for the extended term without the necessity of the execution of 
any further instrument or document. During the Extension Term, if any, Lessee 
shall pay to Lessor a monthly base rental calculated by adjusting the sum of 
$6,500.00 by the percentage amount, if any, by which the Index (as defined 
below) has increased from the first day of the Lease to the first day of the 
Extention Term, provided, however, in no event shall the monthly base rental 
due during the Extension Term be less than $6,500.00 nor increased by more 
than ten percent (10%). For purposes hereof "Index" means the United States 
Department of Labor, Bureau of Labor Statistics Consumer Price Index for all 
Urban Consumers, West Urban, All Items, 1982-84 = 100. Should the Bureau of 
Labor Statistics discontinue publication of the Index, then the computation 
of the adjustment of monthly base rental for the Extension Term shall be made 
using an index published by the Bureau or similar agency which is most nearly 
equivalent to the Index.

     25.  LEASE CANCELLATION CLAUSE. Lessee may cancel this Lease by giving 
at least sixty days' written notice to the Lessor, given by hand deliver, 
overnight mail or certified mail, return requested, setting forth in such 
notice the effective date of such cancellation (the "Notice"), in which event 
this Lease shall terminate on the date set forth in the Notice (the 
"Cancellation Date") with the same force and effect as though 



such date were initially set forth as the expiration date of this Lease, and 
Lessee will quit and surrender the Premises on such date. Any rental that 
Lessee has paid in advance for a period subsequent to the effective date of 
cancellation shall be refunded by Lessor to Lessee.

     On the Cancellation Date Lessee agrees to pay to Lessor, as 
consideration for such early cancellation, a sum equal to the cost of 
Lessor's improvements to the Premises on account of this Lease (such 
improvement being the building of a wall and bringing sewer and water to 
Lessee's offices), not to exceed $24,000.00, multiplied by a fraction, the 
numerator of which is 36 minus the total number of full calendar months which 
will have elapsed from February 1, 1996 through the Cancellation Date, and 
the denominator of which is 36.

     26.  HOLDING OVER. In the event Lessee shall hold over and remain in 
possession of the Premises after the expiration of this Lease without any 
written renewal thereof, such holding over shall not be deemed to operate as 
a renewal or extension of this Lease, but shall only create a tenancy from 
month to month which may be terminated at any time by either party giving not 
less than thirty (30) days prior written notice of the date of termination 
which shall be on a calendar month end. The Rent during such holding over 
shall be the same Rent in effect during the term of this Lease.

     27.  NOTICES. It is expressly agreed that all notices required under the 
terms of this Lease shall be made by overnight mail or hand delivery or, 
certified mail, postage prepaid, return receipt requested, at the following 

     Lessor:                           Lessee:

     Western Trade Center              UltraFem, Inc.
     PO Box 8182                       1600 North Ave West
     Missoula MT 59807                 Missoula MT 59801

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

     29.  ADDENDUM. Attached as Addendum A to this agreement are points 
mutually agreed upon by Lessor and Lessee. This addendum is part of the lease 

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

     LESSOR;                           LESSEE;


     By: /s/                           By: /s/ 
         -------------                     -------------



                                  Addendum A

The Lessee, UltraFem, Inc., requires that the following comprise items of 
addendum to the lease agreement.

     1.  The Lessor, at Lessor's sole cost and expense, will build an end 
         wall across the space running east and west approximately at the 
         point of the current chain link fence to seal off the common area 
         from the space leased by UltraFem.

     2.  The Lessor, at Lessor's sole cost and expense, will bring sewer and 
         water connections from North Avenue back to the area in the west end 
         parking lot, accessible to the mobile offices to be installed by 

     3.  UltraFem requires the use of fenced area to the west of its leased 
         space, for the purpose of placing leased mobile office units and 
         surrounding decks and walkways, for employee parking, and for 
         shipping activities. It is understood that a subfenced area, 
         currently being used by the oil distributor and Pool & Spa business, 
         may be excluded from UltraFem's unrestricted use of the rest of the 

     4.  The Lessor, at Lessor's sole cost and expense, will bring the 
         established heating system in the space to good operating condition 
         (it is currently leaking extensively at the control area in the
         southeast corner of the space).

     5.  At Lessor's sole cost and expense, any exposed asbestos present in 
         the space will be removed or sealed by the Lessor in accordance with 
         all laws and regulations.

     6.  UltraFem may, at its discretion, add signage to the North Avenue 
         side of the space and may repaint portions of the west face of the 
         space in colors harmonious with the Western Trade Center's current 
         appearance for the purpose of creating a consistent impression to 
         visitors approaching from the west, through the fenced common area, 
         including the mobile office units and deck that UltraFem may place 
         west of the space.