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SINGLE-TENANT LEASE
(TRIPLE NET)


LANDLORD:


ADI RESEARCH PARTNERS, L.P.,
A CALIFORNIA LIMITED PARTNERSHIP


TENANT:


DATAWORKS CORPORATION,
A CALIFORNIA CORPORATION


2
STANDARD FORM SINGLE-TENANT LEASE


TABLE OF CONTENTS


Section Title Page - ------- ----- ----
SUMMARY OF BASIC LEASE INFORMATION AND DEFINITIONS ................. iv


1 Lease of Premises .................................................. 1


2. Term ............................................................... 1


3. Rent ............................................................... 3


4. Common Area; Operating Expenses .................................... 3


5. Communication Equipment ............................................ 6


6. Use ................................................................ 7


7. Payments and Notices ............................................... 9


8. Brokers ............................................................ 9


9. Surrender; Holding Over ............................................ 9


10. Taxes .............................................................. 10


11. Repairs ............................................................ 11


12. Alterations ........................................................ 12


13. Liens .............................................................. 13


14. Assignment and Subletting .......................................... 14


15. Entry by Landlord .................................................. 15


16. Utilities and Services ............................................. 15


17. Indemnification and Exculpation .................................... 16


18. Damage or Destruction .............................................. 17


19. Eminent Domain ..................................................... 18


20. Tenant's Insurance ................................................. 18


21. Waiver of Subrogation .............................................. 20


22. Tenant's Default and Landlord's Remedies ........................... 20


23. Landlord's Default ................................................. 21


24. Subordination ...................................................... 22


25. Estoppel Certificate ............................................... 22


26. Parking ............................................................ 23


27. Modification and Cure Rights of Landlord's Mortgagees and Lessors .. 23


28. Quiet Enjoyment .................................................... 23


29. Transfer of Landlord's Interest .................................... 23


30. Limitation on Landlord's Liability ................................. 23


31. Miscellaneous ...................................................... 23


32. Lease Execution .................................................... 26


33. Building 3 ......................................................... 26


34. Expansion of Project ............................................... 28


EXHIBITS


EXHIBIT "A" Site Plan (including Tenant's Site, the Building 3 Site and the
Adjacent Land) EXHIBIT "B" Work Letter Agreement EXHIBIT "C" Sample Form of Notice of Lease Term Dates EXHIBIT"D" Environmental Questionnaire EXHIBIT "E" Sample Form of Tenant Estoppel Certificate EXHIBIT "F" Rules and Regulations EXHIBIT "G" Form of Memorandum


-i- 3
STANDARD FORM SINGLE-TENANT LEASE


INDEX OF DEFINED TERMS


AAA ......................................................................... 25


Abatement Conditions ........................................................ 16


Actual Statement ............................................................ 5


ADA ......................................................................... 7


Adjacent Land ............................................................... 28


Affiliate ................................................................... 15


Allowance ................................................................... Exhibit B


Arbitration Notice .......................................................... 25


Arbitrator .................................................................. 25


Architect ................................................................... Exhibit B


Base Improvements ........................................................... Exhibit B


Billing Period .............................................................. 5


BOMA Standards .............................................................. 1


Brokers ..................................................................... v


Building 3 Site ............................................................. 26


Building 3 Space ............................................................ 27


Building Systems ............................................................ Exhibit B


Building 1 .................................................................. iv


Building 2 .................................................................. iv


Building 3 .................................................................. 26


Buildings ................................................................... iv


Commencement Date ........................................................... iv


Common Area ................................................................. 3


Communication Equipment ..................................................... 6


Comparable Buildings ........................................................ 12


Control ..................................................................... 15


Cure Notice ................................................................. 16


Depository .................................................................. 17


Early Occupancy Date ........................................................ 1


Economic Terms .............................................................. 27


Effective Date .............................................................. 1


Election Date ............................................................... 27


emergency ................................................................... 15


Estimate Statement .......................................................... 5


Expansion Commencement Date ................................................. 26


Expansion Negotiating Period ................................................ 27


Expansion Notice ............................................................ 26


Expansion Option ............................................................ 26


Expansion Payments .......................................................... 27


Extension Option ............................................................ 1


Fair Market Rental .......................................................... 1


Final Plans ................................................................. Exhibit B


First Refusal Notice ........................................................ 27


Force Majeure ............................................................... 25


Force Majeure Delays ........................................................ Exhibit B


Hazardous Materials ......................................................... 8


HVAC ........................................................................ Exhibit B


Indemnified Claims .......................................................... 16


Interest Rate ............................................................... v


JAMS ........................................................................ 25


Landlord .................................................................... 1


Landlord Indemnified Parties ................................................ 8


Landlord Parties ............................................................ 16


Landlord's Address .......................................................... iv


Landlord's Determination .................................................... 1


Laws ........................................................................ 12


Lease ....................................................................... 1


Lease Expiration Date ....................................................... iv


market cap .................................................................. 15


Market Rent Data ............................................................ 2


Memorandum .................................................................. 24


Monthly Rent ................................................................ iv


Negotiating Period .......................................................... 2


Operating Expenses .......................................................... 4


Option Period ............................................................... 1


Original Tenant ............................................................. 1


Outside Date ................................................................ Exhibit B


-ii- 4 Outside Date Termination Notice ............................................. 2


Outside Termination Date .................................................... 2


Parking Ratio ............................................................... v


PCBs ........................................................................ 8


Permitted Assignee .......................................................... 26


Permitted Business .......................................................... 14


Permitted Non-Affiliate Assignee ............................................ 15


Permitted Use ............................................................... v


PID ......................................................................... 2


Pre-Approved Change ......................................................... 12


Preliminary Plans ........................................................... Exhibit B


Premises .................................................................... iv


Proceeds .................................................................... 17


Project ..................................................................... iv


Punch List .................................................................. Exhibit B


Punch List Items ............................................................ Exhibit B


Real Property Taxes ......................................................... 10


Rent ........................................................................ 3


Restoration ................................................................. 17


Restore ..................................................................... 17


Review Period ............................................................... 5


Right of First Refusal ...................................................... 27


Security Deposit ............................................................ v


Signage ..................................................................... 7


Signage Specifications ...................................................... 7


Substantial Completion ...................................................... Exhibit B


Summary ..................................................................... iv


Superior Interest ........................................................... 22


Tenant ...................................................................... 1


Tenant Change ............................................................... 12


Tenant Changes .............................................................. 12


Tenant Delays ............................................................... Exhibit B


Tenant Improvements ......................................................... Exhibit B


Tenant's Address ............................................................ iv


Tenant's Contribution ....................................................... Exhibit B


Tenant's Election Notice .................................................... 27


Tenant's Monthly Operating Expense Charge ................................... 5


Tenant's Parties ............................................................ 8


Tenant's Review Period ...................................................... 2


Tenant's Site ............................................................... iv


Term ........................................................................ 1


Termination Date ............................................................ 17


Transfer .................................................................... 14


Transfer Date ............................................................... 14


Transfer Notice ............................................................. 14


Transferee .................................................................. 14


Work Cost Statement ......................................................... Exhibit B


Work Costs .................................................................. Exhibit B


Work Letter ................................................................. iv


-iii- 5
SUMMARY OF BASIC LEASE INFORMATION AND DEFINITIONS


This SUMMARY OF BASIC LEASE INFORMATION AND DEFINITIONS ("SUMMARY") is hereby incorporated into and made a part of the attached Single-Tenant Lease which pertains to the Premises described in Section 1.4 below. All references in the Lease to the "Lease" shall include this Summary. All references in the Lease to any term defined in this Summary shall have the meaning set forth in this Summary for such term. Any initially capitalized terms used in this Summary and any initially capitalized terms in the Lease which are not otherwise defined in this Summary shall have the meaning given to such terms in the Lease.


1.1 LANDLORD'S ADDRESS: c/o The Allen Group


111 South Johnson
Visalia, CA 93291
Attn: Mr. Richard Allen
Telephone: (209) 732-5425
Facsimile (209) 732-7160


With a copy to:
Kilroy Services, Inc.
4365 Executive Drive, Suite 850
San Diego, CA 92121-2130
Attn: Mr. Steve Black
Telephone: (619) 550-1930
Facsimile: (619) 550-1935


1.2 TENANT'S ADDRESS: Prior to the Commencement Date:


Dataworks Corporation
5910 Pacific Center Boulevard
San Diego, CA 92121
Attn: Bradley J. Thies, Esq.
Telephone: (619) 546-9600
Facsimile: (619) 564-9777


Following the Commencement Date:


To be designated upon receipt of permits.


1.3 PROJECT: The industrial development known as Sorrento Gateway in the
City of San Diego, County of San Diego, State of California, as shown on
the site plan attached hereto as Exhibit "A". The Project includes all
buildings, improvements and facilities, now or subsequently located
within such development from time to time. The aggregate saleable land
area located within the Project (including Tenant's Site) is expected to
be approximately 1,389,564 square feet.


1.4 PREMISES: A two (2) story building containing approximately one hundred
ten thousand (110,000) rentable square feet ("BUILDING 1") and a two (2)
story building containing approximately sixty thousand (60,000) rentable
square feet ("BUILDING 2"), all to be constructed by Landlord at
approximately those locations in the Project shown on Exhibit 'A"
pursuant to the Work Letter Agreement attached hereto as Exhibit "B"
(the "WORK LETTER"). Building 1 and Building 2 may be collectively
referred to herein as the "BUILDINGS." That area surrounding the
Buildings including Tenant's parking area as shown on Exhibit "A" may be
referred to herein as "TENANT'S SITE."


1.5 Commencement DATE: The date which is thirty (30) days after the date of
Substantial Completion (as determined in accordance with the Work
Letter) of Improvements in the Premises; however, the Commencement Date
shall not occur prior to September 1, 1999. Subject to Force Majeure
Delays and Tenant Delays, Landlord anticipates that the Commencement
Date will occur on or around September 1, 1999.


1.6 LEASE EXPIRATION DATE: Ten (10) years following the Commencement Date,
subject to two (2) extension options of five (5) years pursuant to
Section 2.4 of the Lease. If the Commencement Date occurs on a day other
than the first day of a month, then for purposes of determining the
Lease Expiration Date, the ten (10) year period shall be measured from
the first day of the month following the month in which the Commencement
Date occurs.


1.7 Monthly Rent:


MONTHLY RENT PER
YEARS RENTABLE SQUARE FOOT
----- --------------------
1-2* $1.450
3-4 $1.537
5-6 $1.629
7-8 $1.727
9-10 $1.831


*Including any partial month at the beginning of the Term.


-iv-


6 1.8 SECURITY DEPOSIT: None.


1.9 PERMITTED USE: The Premises may be used only for general office,
laboratory, research and development and light manufacturing and any
other lawful use consistent with a first-class building which is
otherwise permitted by applicable zoning ordinances, including without
limitation, any use which would be permitted, subject to Landlord's
reasonable approval, by variance or conditional use permit.


1.10 Brokers: CB Richard Ellis, Inc. and Colliers International.


1.11 INTEREST RATE: The lesser of: (a) the prime rate then announced by Wells
Fargo Bank, NA (or the largest state chartered bank in the State of
California if Wells Fargo Bank, NA ceases to exist or to publish a prime
rate) plus five percent (5%) per annum; or (b) the maximum rate
permitted BY law.


1.12 PARKING RATIO: Not less than four (4) spaces per 1,000 rentable square
feet of the Premises as shown on Exhibit "A.


-v-


7
SINGLE-TENANT LEASE


This LEASE ("LEASE"), which includes the preceding Summary attached hereto and incorporated herein by this reference, is made as of the 14th day of August, 1998, by and between ADI RESEARCH PARTNERS, L.P., a California limited partnership ("LANDLORD"), and DATAWORKS CORPORATION, a California corporation ("TENANT").


1. LEASE OF PREMISES.


1.1 LEASE OF PREMISES. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises upon and subject to the terms, covenants and conditions contained in this Lease to be performed by each party.


1.2 MEASUREMENT OF PREMISES. On or before Substantial Completion of the Improvements, Landlord shall cause the Architect (as defined in Section 2.2 of Exhibit "B") to measure the rentable square footage of the Premises. For purposes of this Lease, rentable square footage of the Premises or of the other buildings in the Project shall mean Gross Building Area calculated in accordance with the Standard Method for Measuring Floor Area in Office Buildings ANSI/BOMA Z65.1-1996 ("BOMA STANDARDS"). Based upon such measurement, the Monthly Rent, the Allowance and the rentable square footage of the Project shall be adjusted and the parties shall make any necessary reconciliations in payments of sums previously made hereunder.


2. TERM.


2.1 TERM; NOTICE OF LEASE DATES. This Lease shall be effective upon the date first above written (the "EFFECTIVE DATE"). Subject to Section 2.2 below, the term of this Lease (the "TERM") shall commence upon the Commencement Date and shall expire on the Lease Expiration Date, unless sooner terminated or extended as permitted herein, and if extended, the "Term" will include the Option Period(s). Within ten (10) business days after Landlord's written request, Tenant shall execute a written confirmation of the Commencement Date as set forth in the Notice of Lease Term Dates attached hereto as Exhibit "C".


2.2 EARLY OCCUPANCY. Landlord shall allow Tenant to enter the Premises when the construction of the Buildings has proceeded to a point where, consistent with good construction practices, Tenant can commence preparation of the Premises for Tenant's occupancy, which shall in no event be later than sixty (60) days prior to the date Landlord projects for Substantial Completion (the "EARLY OCCUPANCY DATE") for purposes of Tenant's installation of Tenant's furniture, cabling, fixtures and equipment. Landlord shall provide Tenant with written notice of the projected Early Occupancy Date at least thirty (30) days prior to such date. Tenant's entry into the Premises from and after the Early Occupancy Date shall be subject to Tenant's coordination of such entry with Landlord and Landlord's general contractor(s) so as not to hinder or unreasonably interfere with the completion of the Premises and the Tenant Improvements therein. Such early occupancy shall be subject to all of the terms and conditions of this Lease, including, without limitation, those provisions requiring that Tenant shall be responsible for all costs, expenses and obligations relating to the Premises (including, without limitation, Sections 17, 20 and 22) except that Tenant will not be obligated to pay any Rent or the Monthly Management Fee described in Section 3.3 below during the period of such early occupancy. In addition, Landlord agrees that neither Tenant, nor any contractor or subcontractor of Tenant shall be charged for the use of elevators, hoists (if any), water, electricity, HVAC, security or any other utilities or services prior to the Commencement Date.


2.3 OPTION TO EXTEND. Tenant shall have two (2) options (each, an "EXTENSION OPTION") to extend the Term for a period (each, an "Option PERIOD") of five (5) years each, commencing upon the Lease Expiration Date upon the same terms and conditions previously applicable, except for the grant of any exercised Extension Option and Monthly Rent (which shall be determined as set forth below). An Extension Option may be validly exercised only by notice in writing received by Landlord not more than twelve (12) months and not less than six (6) months prior to the Lease Expiration Date (or expiration of the first (1st) Option Period, if applicable); provided, however, that the Extension Option may be validly exercised only if no uncured Tenant default exists as of the date of exercise. If Tenant does not exercise an Extension Option during the exercise period set forth above in strict accordance with the provisions hereof, each Extension Option shall forever terminate and be of no further force or effect. Each Extension Option is personal to the Tenant originally named herein (the "ORIGINAL TENANT"), may not be exercised by any person or entity other than the Original Tenant and shall become null and void if the Original Tenant assigns its interest in this Lease, unless such assignment is to an Affiliate or a Permitted Non-Affiliate Transferee (as those terms are defined in Section 14.5 below).


Monthly Rent during an Option Period shall be equal to Fair Market Rental as of the commencement of the Option Period. For purposes hereof, "FAIR MARKET RENTAL" shall mean the base rent payable during an Option Period to a willing landlord by a willing tenant having a similar financial responsibility, credit
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