RADIO MINIMO DE CURVA TURA DE CABLES VOL TEN AX (R) K

THIS ADDENDUM TO OFFICE BUILDING LEASE made this 26th day of July 1996, by and between Nicowski Limited Partnership, a Maryland Partnership hereinafter referred to as "Landlord", and Strayer College, Inc., a Maryland Corporation hereinafter referred to as "Tenant"

WITNESSETH

THIS ADDENDUM TO OFFICE BUILDING LEASE is to be attached to and made a part of that certain Office Building Lease of even date herewith by and between Landlord and Tenant, leasing and demising approximately 9686 square feet of gross floor area known as Suite 200 , 4710 Auth Place Camp Springs Prince George's County Maryland 20746, said lease being hereinafter referred to as the "Lease". The Lease is hereby modified to incorporate the following provisions:

1. Renewal Options.

Tenant shall have the option to renew this Lease for a term of one (1) year upon the same terms and conditions as are provided herein, except that the rental during the first said renewal term shall be increased during each year of said renewal term to account for increases in accordance with Section 4 of this Lease. Tenant shall have the further option to renew this Lease for an additional term of two (2) one (l) year options upon the same terms and conditions as are provided herein, except that the rental during said second renewal term shall be increased during each year of said renewal term to account for increases in accordance with Paragraph 4. Each of said options shall be exercised by Tenant giving written notices as provided herein to Landlord, at least six (6) months before the expiration of either of the foregoing options provided that, at the time of the exercise of said option, Tenant shall not be in default hereunder, beyond any applicable cure period.

2. Real Estate Tax Increases.

Base Year: July 1, 1996 through June 30, 1997 3. Additional Improvements.

Landlord shall install Fire Sprinkler System on second floor and provide sprinkler heads in accordance with Tenant's plan layout and the county fire code; and any electrical work needed for said sprinkler system.

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Landlord shall provide four (4) lighting poles with sufficient heads to illuminate rear lot #1 parking area. Lot #1 in rear shall have all damaged blacktop removed to a depth of five (5) inches and properly packed, tamped and rolled. The damaged area contains approximately four thousand (4,000) square feet. A spec Seal Coat shall be applied to the entire one acre lot and striped for parking at a ratio of sixty per cent (60%) compact cars and forty per cent (40%) regular cars.

4. Building Hours.

Monday through Friday 8:00 am - 5:00 pm 5:00 pm - 10:00 pm

Saturday 8:00 am - 6:00 pm 5. Signage. See Lease

6. Right of Refusal. Tenant shall have the right of first refusal on any contiguous space, including third (3rd) floor at the rent per square foot then due under existing lease.

7. Contingencies/Holding Period.

Tenant's obligations under this Lease are contingent upon Tenant obtaining all state and county approvals required for Tenant's operation of an educational institution, including the issuance of a Certificate of Use and Occupancy for the Premises and the approval of any zoning of special exception necessary for Tenant to operate its intended use on the Premises and utilize all parking spaces contemplated by this Lease

(collectively referred to as the "Approvals"). Tenant shall be responsible for obtaining all such approvals. In the event the approvals have not been obtained within one year following the date of full execution of this Lease or it is determined sooner that approvals will not be received, then either Landlord or Tenant may, upon written notice to the other, terminate this Lease, and in such event the parties shall have no further obligations to one another hereunder (except for "Holding Period Payments" incurred to the date of said termination as described below) and any security deposit posted by Tenant shall be returned to Tenant.

Notwithstanding anything to the contrary contained in Section 2 of the Lease, the parties agree that the Commencement Date (whereby full rental payments shall be due) shall be the date on which all the Tenant improvements have been completed and all approvals have been

obtained, including but not limited to the Certificate of Use and Occupancy for the Premises. The parties further agree that the term of the Lease shall expire four years from

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the date of the Commencement Date. The parties agree to sign the Agreement attached hereto as Exhibit C to reflect the exact date of the Commencement Date.

In consideration of Landlord's agreement to delay the Commencement Date until after all approvals have been obtained and Tenant work completed, Tenant hereby agrees to pay to Landlord the sum of four thousand thirty five and 83/100 DOLLARS ($4,035.83) per month (the "Holding Period Payment") commencing one hundred twenty (120) days after full execution of this Lease and ending upon the Commencement Date, as modified herein (the "Holding period"). This payment shall be due on the first day each month, and should the period for this payment begin or end on any date other than the first of the month, the payment for said month shall be prorated on a daily basis. The Landlord shall tender possession of the Premises to Tenant when Building permit is obtained, and the Tenant shall be entitled to occupy and use the Premises during the entire time period of the Hold Period for Tenant improvement work and for the use as contemplated by this Lease. Once these contingencies have beef satisfied and the Commencement Date begins, Section 3 shall fully control rent payments.

8. Parking Spaces.

Add at end of Paragraph 23: Landlord agrees that Tenant shall have the use, in common with other tenants, of twenty seven (2 parking spaces adjacent to building of which Premises is a par twenty four (24) hour per day, six (6) days per week. In addition, Tenant shall have the right to use in common with other tenants on hundred fifty four (154) parking spaces adjacent to the Building of which the Premises is a part after 5:00 pm Monday through Friday and all day Saturday. Tenant shall have the exclusive right to use one hundred (100) parking spaces on a one (1) acre lot in rear of Building identified on site plan attached hereto, which is incorporated herein by references as additional parking lot #1. Except as modified above, or otherwise mutually agreed to in writing, all other terms and conditions of the Lease shall remain in full force and effect.

IN WITNESS WHEREOF, the parties have set their hands and seals as of the dates hereinafter set forth.

WITNESS: LANDLORD:

Nicowski Limited Partnership

/s/ EARLINE T. KELLEY By: /s/ MARGARET NICOWSKI - ---

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Date: 7/26/96

WITNESS: TENANT:

Strayer College, Inc.

/s/ A. KAREY By: /s/ HARRY T. WILKINS - ---

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Date: 7/24/96

/s/ A. KAREY /s/ JANENE EIGHNEY-CABATER - --- --- Secretary Date: 7/24/96 -31- 32