Exhibit 10.9 On November 4, 1999, the Company entered into a lease, as tenant, with Venture Hackensack Holding, Inc., as landlord, for approximately 22,500 square feet of office space located at One University Plaza, Hackensack, New Jersey. The lease...

                                  Exhibit 10.9


     On November 4, 1999,  the Company  entered  into a lease,  as tenant,  with
Venture Hackensack Holding,  Inc., as landlord,  for approximately 22,500 square
feet of office space located at One University  Xxxxx,  Xxxxxxxxxx,  Xxx Xxxxxx.
The lease expires on March 31, 2010. The rent is currently $30,060 per month and
will  increase  to $34,835  per month  from the 61st month  until the end of the
term.


                                       48