Exhibit 10.31
 TRIPLE NET
LEASE AGREEMENT
 st OSAIR, INC. ORWELL NATURAL GAS COMPANY
 ARTICLE ONE
 LEASE OF DEMISED PREMISES
 Demised Premises
 Term
 ARTICLE TWO
 USE OF DEMISED PREMISES
 Use of Demised Premises
 Compliance
 ARTICLE THREE
 ANNUAL RENT
 Amounts
 1




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Payment of Rent
 Net Annual Rent
 ARTICLE FOUR
 ADDITIONAL RENTAL
 Other Amounts as Additional Rental
 Prime Interest Rate Definition
 Interest
 2




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Late Charges
 ARTICLE FIVE
 TAXES AND OTHER CHARGES
  (a)
    
    Shall be levied, assessed or imposed upon or against the Demised Premises or
any portion thereof, or any interest of Landlord or Tenant therein or under this Lease;(b)
    
    Shall be or become liens upon or against the Demised Premises or any portion
thereof, or any such interest or Landlord or Tenant therein, or under this Lease;(c)
    
    Shall be levied, assessed or imposed upon by virtue of any present or future
law, statute, ordinance, regulation or other requirement of any governmental authority
whatsoever, whether federal, state, county, city , municipal, or otherwise, it being
the intention of the parties hereto that, insofar as the same may lawfully be done,
Landlord shall be free from all such expenses and all Taxes and charges of every kind
and nature whatsoever, and that this Lease shall yield to Landlord not less than the
Annual Rent reserved hereunder throughout the term of this Lease.
  3




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Taxes After Termination
 Percentage of Real Estate Taxes
 Right to Contest Taxes
 Non-Metered Utilities
 ARTICLE SIX
 INSURANCE
 Percentage of Insurance Costs Landlords insurance costs for the Demised
Premises
 Liability Insurance
 4




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Other Insurance
 Landlord and Mortgagees Named as Insureds
 Mutual Waiver of Subrogation
 ARTICLE SEVEN
 APPLICABLE LAWS AND REGULATIONS
 Compliance with Laws
 Right of Contest
 5




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Compliance with Covenants
 Tenants Indemnity Regarding Hazardous Use
 ARTICLE EIGHT
 REPAIRS, MAINTENANCE, AND LANDLORD REPAIR REIMBURSEMENTS
 Obligations
 ARTICLE NINE
 PUBLIC UTILITIES AND SERVICES
  6




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ARTICLE TEN
 ALTERATIONS
     ARTICLE ELEVEN
 LIENS
 Inability to Establish Lien
 7




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ARTICLE TWELVE
 INDEMNITY
 Tenants Indemnification
 ARTICLE THIRTEEN
 ACCESS FOR INSPECTION
 Access by Landlord
 ARTICLE FOURTEEN
 CONDEMNATION
 Entitlement to Award
 8




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Termination of Lease
 Not Deemed an Eviction
 ARTICLE FIFTEEN
 ASSIGNMENT AND SUBLETTING
 Rights to Assign.
     9




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ARTICLE SIXTEEN
 DEFAULTS
 Defaults
       10




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11




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ARTICLE SEVENTEEN
 ADDITIONAL REMEDIES OF LESSOR
 Right of Landlord to Remedy
 Injunctive Relief.
 Re-entry of Possession.
 Waiver of Right of Redemption.
 12




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Receipt of Money
 Cumulative Remedies
 Holding Over
 ARTICLE EIGHTEEN
 NO WAIVER
  13




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ARTICLE NINETEEN
 NOTICES
 Method of Notice
   Time of Notice
 ARTICLE TWENTY
 QUIET ENJOYMENT
 Quiet Environment
 14




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ARTICLE TWENTY-ONE
 COVENANT TO YIELD POSSESSION
  ARTICLE TWENTY-TWO
 ESTOPPEL CERTIFICATES
 Tenants Certificates
     Landlords Certificates
 15




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ARTICLE TWENTY-THREE
 NON-MERGER
  ARTICLE TWENTY-FOUR
 SUBORDINATION AND ATTORNMENT
  16




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ARTICLE TWENTY-FIVE
 LAW OF STATE
  ARTICLE TWENTY-SIX
 CAPTIONS
  ARTICLE TWENTY-SEVEN
 COUNTERPARTS AND RECORDING
 Counterparts
 Recording
 ARTICLE TWENTY-EIGHT
 PARTIAL INVALIDITY
  17




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ARTICLE TWENTY-NINE
 SUCCESSORS AND ASSIGNS
  ARTICLE THIRTY
 NO PARTNERSHIP
  ARTICLE THIRTY-ONE
 Security Deposit
 ARTICLE THIRTY-TWO
 MEMORANDUM OF LEASE
  18




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LANDLORD:OSAIR, INC.By:
    /s/ Richard M. OsborneRichard M. Osborne, PresidentTENANT:ORWELL NATURAL GAS COMPANYBy:
    /s/ Thomas J. SmithThomas J. Smith, President 19




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STATE OF OHIO
    
    
    ))COUNTY OF LAKE
    
    
    )
 BEFORE ME, OSAIR,
INC.
 IN TESTIMONY WHEREOF ,
 
 STATE OF OHIO
    
    
    )
)COUNTY OF LAKE
    
    
    )
 BEFORE ME, ORWELL
NATURAL GAS COMPANY
 IN TESTIMONY WHEREOF,
 
 20