Lease

EXHIBIT 10.23



L E A S E

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THIS AGREEMENT made and executed this first day of November, 1995 by and between CSW Associates, hereinafter called the Landlord, and Fieldworks, Inc., hereinafter called the Tenant, and witnesseth, that Landlord has agreed to, and does hereby, let unto Tenant the premises known as 3006 Research Drive, Space A1, State College, PA for the term of 24 months, commencing the 1 Day of Nov 1995 and ending at midnight on Oct. 31, 1997. The rent shall be set at an initial rate of $1742 per month for the first year. In subsequent years, the rent may be adjusted for the prorata share of increases in local, school and county property taxes, prorated extra costs exceeding $2,000 for snow removal and increases in the Consumer Price Index with the base year beginning January 1, 1994. In no case shall the portion of the rent increase due to CPI be more than 5% in any given year. Rent shall be payable in monthly installments by check to with the first installment payable on the execution of this Agreement and the remaining installments payable in advance on the first day of each ensuing month at the office of CSW Associates, 226 Highland Avenue, State College, PA 16801 and Tenant does hereby covenant and agree as follows:



1. That he will, and does, hereby take and hold said premises as a Tenant

for the term of 24 months.



2. That he will pay said rent, at the time specified, without deduction

or demand.



3. That he will not transfer nor assign this Agreement, nor let nor

sublet the whole or part of said premises the written consent of

Landlord first. Consent will not be unreasonably without withheld.



4. That he will keep said premises in good order and condition, and

surrender same at the expiration of the term herein in the same order

in which they are received, usual wear and tear and damages resulting

from acts not caused by Tenant's negligence excepted.



5. That he will allow Landlord or its agents to have access to said

premises at any time for the purpose of inspection, or in the event of

fire or other property damage, or for the purpose of installing or

removing screens and awnings, or for the purpose of making any repairs

Landlord considers necessary or desirable within a 9 am - 5 pm period

with a one-week notice required, except in any emergency situation, or

to show property to future tenants.



6. That he will give Landlord prompt notice of any defects or breakage in

the structure, equipment or fixtures of said premises.



7. That he will not make any alterations or additions to the structure,

equipment or fixtures of said premises, or do any redecorating or

repainting without the written consent of the Landlord. Consent will

not be unreasonably withheld.



8. The Tenant is responsible for his own electric costs, phone, natural

gas and sewer bills. The Landlord will provide public water, outdoor

lighting, maintenance of exterior of building and snow removal. Tenant

is responsible for Janitorial Services for their space

and it is understood that Tenant A1 & A2 will share the expense and

responsibility to clean & maintain the entrance hallway outside





9. That he will conform to the rules and regulations made or hereafter

made by Landlord for the management of the building.



10. That all personal property placed in the leased premises or in any

other portion of said building or place appurtenant thereto, shall be

at the sole risk of the Tenant or the parties owning the same, and the

Landlord shall in no event be liable for the loss, destruction, theft

of or damage to such property.



11. That the Landlord sha ...