Exhibit 10.19
                                                                    Sub-ITEM (a)

                                                                     Page 1 of 8

                                COMMERCIAL LEASE

      Agreement of Lease, made as of this 1st day of May, 2000, by and
between S J LIMITED PARTNERSHIP, ("Landlord"), and SOUTHWEST STAINLESS, L.P.
("Tenant").

      A.    Landlord and Tenant desire to hereby enter into a Commercial Lease
            for the demised premises described therein as 7311 Galveston Rd.
            #800, Houston, TX. ("Leased Premises") including a 12,500-sq. ft.
            tilt wall concrete building with 5500 sq. ft. concrete outside
            storage.

NOW THEREFORE, in consideration of the mutual covenants contained in the lease
and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

      1.    The Landlord leases to the Tenant the Leased Premises for the term
            of ten (10) years from the first day of May, 2000 to the thirtieth
            (30th) day of April, 2010, at an annual rental of Ninety-Three
            Thousand Six Hundred and no/100 Dollars ($93,600.00), payable at the
            office of the Landlord in equal monthly installments of Seven
            Thousand Eight Hundred and no/100 Dollars ($7800.00), in advance, on
            the first of each month, the first payment to be made on the 1st day
            of May, 2000; With an annual increase by amount equal to %
            increase in CPI-U, in no event more than 3%.

      a.)   Provided it is not then in default under the Lease. Tenant may
            extend the term up to three (3) times for one (1) year per extension
            by written notice of its election to do so given to Landlord at
            least ninety (90) days prior to the current expiration date. The
            extended term will be on all of the terms and conditions of this
            Lease.

      2.    The Tenant agrees:

            (a)   That it will pay the said rent at the times and in the manner
                  aforesaid.

            (b)   That it will during the said term insure and keep insured the
                  said building from loss or damage by fire in at least the sum
                  of $450,000.00 by insurance companies of recognized
                  responsibility licensed to do business in this state, and that
                  it will pay all the premiums necessary for those purposes
                  within ten (10) days after the same shall become due and will
                  promptly deliver to the Landlord the policies of insurance and
                  the receipts from such premiums: Provided, that if the Tenant
                  shall at any time fail to insure or keep insured as aforesaid,
                  the Landlord may do all things necessary to effect or maintain
                  such insurance, and any reasonable moneys expended by it for
                  that purpose shall be payable by the Tenant on demand, may be
                  recovered as rent in arrears. Any policies obtained by Tenant
                  will name Landlord as an additional named insured.

            (c)   That it will keep all and singular the said building and
                  premises, including the plumbing in such repair as the same
                  are at the commencement of the said term or may be put in
                  during the continuance thereof, reasonable wear and tear and
                  damage by fire or other unavoidable casualty only excepted,
                  and will promptly replace all glass thereof broken during the
                  said term by other of the same size and quality. It is


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                                                                     Page 2 of 8


                  the intent of the parties that Tenant will only be required to
                  make repairs or replacements which are not structural in
                  nature.

            (d)   That it will not injure, or deface or suffer to be injured or
                  defaced the premises or any part thereof.

            (e)   Tenant agrees to indemnify and save harmless Landlord and its
                  parents, subsidiaries, affiliates, directors, officers,
                  employees, servants, attorneys and representatives from any
                  and all claims of action, damages, fines, judgments,
                  penalties, cost (including environmental clean-up costs and
                  response costs), liabilities, expenses or losses (including
                  without limitation, reasonable attorney's fees and expenses of
                  litigation) arising during or after the Term: (a) as a result
                  of any violation by Tenant of any applicable federal, state of
                  local environmental laws of regulations, as now or hereinafter
                  in effect, regulating, relating to or imposing liability or
                  imposing standards of conduct concerning any Hazardous
                  Materials; or (b) as a result of the presence, disturbance,
                  discharge, release, removal or cleanup of Hazardous Materials
                  or as a result of environmental contamination or other similar
                  conditions which existed after commencement of the Term and
                  which was caused by or brought onto the Premises by Tenant or
                  Tenant's agents, contractors, employees, licensees and
                  invitees; or (c) as a result of any violation by Tenant of the
                  accessibility or path of travel requirements imposed by ADA;
                  or (d) as a result of any of Tenant's representations and
                  warranties being untrue. These indemnities will survive the
                  expiration, cancellation or termination of the Lease;
                  provided, however, that Tenant will not be liable for the acts
                  of any other tenants of said property.

            (f)   That it will use the premises for storage, distribution and
                  sale of any and all products sold by the Tenant or for any
                  other lawful purpose. Tenant will not make or suffer any
                  unlawful, improper, or offensive use of the premises, or any
                  use or occupancy thereof contrary to any law of the state or
                  any ordinance of the said city now or hereafter made, or which
                  shall be injurious to any person or property, or which shall
                  be liable to endanger or affect any insurance on the said
                  building or to increase the premium thereof.

            (g)   That it will not assign, underlet, or part with the possession
                  of the whole or any part of the premises without first
                  obtaining the written consent of the Landlord. Provided
                  however, Tenant may (a) sublet all or part of the Premises to
                  any corporation, the majority of whose shares are owned by
                  Tenant, during the period of such majority ownership only or
                  (b) assign this Lease to any corporation which owns more than
                  fifty percent (50%) of Tenant's issued and outstanding shares,
                  or which succeeds to the entire business of Tenant through
                  purchase, merger, consolidated or reorganization, or to any
                  affiliate sharing common majority ownership with the Tenant.
                  Subtenants or assignees will become liable directly to
                  Landlord for all obligations of Tenant hereunder, without
                  relieving Tenant's liability.

            (h)   That the Landlord at all reasonable times may, with not less
                  than 24 hour notice to tenant, enter to view the premises and
                  to make repairs which the Landlord may see fit to make, or to
                  show the premises to person who may wish to lease.

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                                                                     Page 3 of 8

            (i)   That at the expiration of the said term it will peaceably
                  yield up to the Landlord the premises and all erections and
                  additions made upon the same, in good repair in all respect,
                  reasonable use and wear and damage by fire and other
                  unavoidable casualties excepted, as the same now are or may be
                  put in by the Landlord. Provided however, Tenant may (if not
                  in default hereunder) prior to the expiration of this Lease,
                  or any extension thereof, remove all personal property,
                  fixtures and equipment which Tenant has placed in the
                  Premises, provided that during such removal Tenant will make
                  all reasonable repairs necessary to return the Premises to its
                  original condition, reasonable wear and tear excepted.


            (j)   That all property of any kind that may be on the premises
                  during the continuance of this lease shall be at the sole risk
                  of the Tenant, and that the Landlord shall not be liable to
                  the Tenant or any other person for any injury, loss, or damage
                  to property or to any person on the premises unless caused by
                  the negligence or willful neglect of the Landlord.

            (k)   That no assent, express or implied, by the Landlord to any
                  bleach of any of the Tenant's covenants, shall be deemed to be
                  a waiver of any succeeding breach of the same covenant.

            (l)   That Tenant agrees to accept possession of the demised
                  premises in their present condition.

      3.    The Landlord covenants that the Tenant shall peaceably hold and
            enjoy the premises.

      4.    If the Tenant shall fail to pay rent reserved hereunder or any part
            thereof after Fifteen (15) days' written notice of same, or shall
            default in the performance of any other covenant or condition of
            this lease after thirty (30) days' written notice of same, the
            Landlord, by its agents and servants, may immediately, or at any
            time thereafter, re-enter the demised premises, either by summary
            proceedings or by any suitable action or proceeding at law, without
            being liable to indictment, prosecution or damage therefor, and the
            Tenant, shall remain liable to the Landlord for the deficiency, if
            any, between Tenant's rent hereunder and the price obtained by
            Landlord on re-letting, and also in case of any such re-entry the
            Tenant shall pay to the Landlord on demand, as additional damages,
            all legal and other expenses incurred in removing the Tenant, the
            commissions for re-letting the demised premises and collecting rent,
            the cost of redecorating, refinishing, and repairing the demised
            premises and such other expenses as the Landlord may incur in
            connection therewith. Upon any such re-entry, the Landlord, at its
            option, may re-let the demised premises or any part or parts
            thereof, for the remainder of the demised terms or any part or parts
            thereof, or for a period extending beyond the date for the
            expiration of this lease and receive the rents therefor; and the
            rents collected for the balance of the agreed term of the Tenant on
            any such re-letting may be applied to pay any of the aforesaid items
            of "additional damages" remaining unpaid and to the fulfillment and
            performance of the other covenants of the Tenant hereunder, and the
            net avails thereof shall be applied by the Landlord on account of
            any rent unpaid by the Tenant for the remainder of the demised term;
            but the Tenant, however, shall pay to the Landlord upon each such
            rent days the amount of any and all deficiencies then existing. In
            any case, Landlord will use best efforts to mitigate Tenant's
            damages. No

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                                                                     Page 4 of 8

            termination of this Lease prior to the normal ending thereof, by
            lapse of time or otherwise, will affect Landlord's right to collect
            rent for the period prior to the termination thereof. Pursuit of any
            of the foregoing remedies will not preclude pursuit of any other
            remedies provided by law.

      5.    In case the premised or any part thereof shall at any time during
            the said term be destroyed or damaged by fire or other unavoidable
            casualty so as to be unfit for occupancy and use, and so that the
            premises cannot be rebuilt or restored by the Landlord within ninety
            (90) days thereafter, then this lease shall terminate; but if the
            premises can be rebuilt or restored within ninety (90) days, the
            Landlord will at its own expense and with due diligence so rebuild
            or restore the premises, and a just and proportionate part of the
            rents hereby reserved shall be paid by the Tenant until the premises
            shall have been so rebuilt or restored.

      6.    In the event the whole or a substantial part of the premises shall
            be taken by the city or state or other public authority for any
            public use, then this lease shall terminate from the time when
            possession of the whole or of the part so taken shall be required
            for such public use, and the rents, properly apportioned, shall be
            paid up to the time. Provided, however, such termination will be
            without prejudice to the rights of either Landlord or Tenant to
            recover compensation and damage caused by condemnation from the
            condemnor. If is further understood and agreed that neither Tenant
            nor Landlord will have any rights in any award made to the other by
            any condemnation authority.

      7.    The agreements, conditions, covenants and terms herein contained
            shall in every case, apply to, be binding upon and inure to the
            benefit of the respective parties hereto, their heirs, executors,
            administrators, successors and assigns, with the same force and
            effect, as if specifically mentioned in each instance where a party
            hereto is named, provided, however, that no assignment or
            under-letting by Tenant in violation of the provisions of this
            lease, shall vest in any such assignee or under-tenant any right or
            title in or to the leasehold estate hereby created.

      8.    Tenant hereby especially covenants and agrees that this lease shall
            be subject and subordinate to any mortgage or mortgages now on the
            demised premises. Provided, however, as a condition to such
            subordination, Landlord must secure from each mortgagee a
            nondisturbance agreement acceptable to Tenant providing that in the
            event of a foreclosure, the mortgagee will recognize the validity of
            this Lease and, provided that Tenant is not in default, will not
            disturb tenant's possession or its rights under this lease.

            9. Any notice to be given under the terms of this lease by either
            party to the other party shall be in writing, and may be effected by
            personal delivery or sent by registered or certified mail, return
            receipt requested, postage prepaid, to the respective parties at the
            following addresses:

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                                                                     Page 5 of 8


                Landlord: S J Limited Partnership
                          7311 Galveston Rd, #710
                          Houston TX 77034

                Tenant:   Southwest Stainless, L.P.
                          20 North Orange Ave., Suite 200
                          Orlando, Florida 32801
                          Attn: Mark Scimeca, Esquire, Associate General Counsel
                          Phone: (407) 841-4755; Fax: (407) 649-3018

      10.   This lease shall be construed and enforced in accordance with the
            laws of the State of Texas.

      11.   As used in this lease, whenever the context so indicates, the gender
            of all words shall include the masculine, feminine and neuter and
            the number of all words include the singular and plural.

      12.   This lease, including any exhibits hereto, constitutes the entire
            agreement between the parties pertaining to the subject matter
            hereof and supersedes all prior and contemporaneous agreements and
            understandings of the parties in connection therewith. No covenants,
            representations or conditions not expressed in this lease shall be
            binding upon the parties or shall affect or be effective to
            interpret, change or restrict the provisions of this Agreement.

      13.   No modification, cancellation or surrender of this lease shall be
            effective unless in writing signed by the Landlord and Tenant by
            their duly authorized officers.

      14.   If any provision of this lease is or may be held by a court of
            competent jurisdiction to be invalid, void, or unenforceable, the
            remaining provisions shall nevertheless survive and continue in full
            force and effect without being impaired or invalidated in any way.

      15.   Landlord warrants as of the commencement date of this Lease that the
            Premises are structurally sound and that all electrical, lighting,
            utility, fire safety, HVAC, and all operating systems are in good
            working condition and are not in need of repair.

      16.   Tenant will have the right, at its expense, to undertake a Phase I
            and or Phase II Environmental Site Assessment or equivalent (the
            "Environmental Report") with respect to the Premises. In the event
            that the results of such Environmental Report are unsatisfactory to
            Tenant, in its sole discretion, then tenant will have the right, at
            any time within forty-five (45) days after commencement of the term
            of this Lease to terminate this Lease immediately upon written
            notice to Landlord.

      17.   Landlord agrees to maintain and keep in good repair the roof,
            exterior wails, structural supports (Including foundations),
            exterior doors of any and all buildings located on the Premises,
            and all water or sewer pipes located underground or in the slab,
            sidewalks, parking lots, driveways and other vehicular access and
            maneuvering areas. Landlord will also be responsible for any repairs
            or replacements which are structural in nature, which are
            extraordinary or capital in nature, which will increase the value of
            the

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                                                                     Page 6 of 8


            Premises subsequent to the end of then term, and any other repairs
            not expressly delegated to Tenant in this Lease. Landlord will also
            promptly clean up and dispose of any Hazardous Materials found on,
            in or under any portion of the Premises, remediate the Premises to
            comply with any and all environmental laws applicable thereto, and
            pay for all clean up and disposal cost at no cost to Tenant, unless
            directly caused by Tenant, its employees, agents or contractors.
            Notwithstanding anything to the contrary set forth elsewhere in this
            Lease, in the event the installation of sprinkler and fire
            protection systems on Premises is required by applicable law,
            ordinances, regulations or governmental requirements for Tenant's
            current or future use of the Premises at any time during the term of
            this Lease or any renewals thereof, Landlord, at Landlord's sole
            expense and without materially interfering with Tenant's operations
            on the Premises, shall immediately install on the Premises, and
            subsequently maintain, repair, modify and replace as necessary to
            comply with applicable law, ordinances, regulations and governmental
            requirements, all such required sprinkler and fire protection
            systems.

      18.   Landlord agrees to indemnify and save harmless Tenant and its
            parents, subsidiaries, affiliates, directors, officers, employees,
            agents, servants, attorneys and representatives from any and all
            claims, causes of action, damages, fines, judgments, penalties,
            costs (including environmental clean-ups costs and response costs),
            liabilities, expenses or losses (including without limitation,
            reasonable attorney's fees and expenses of litigation) arising
            during or after the Lease term: (a) as a result of any violation by
            Landlord or prior owners or occupants of the Premises of any
            applicable federal, state or local environmental laws or regulation,
            as now or hereinafter in effect, regulating, relating to or imposing
            liability or imposing standards of conduct concerning any Hazardous
            Materials; or (b) as a result of presence, disturbance, discharge,
            release, removal or cleanup of Hazardous Materials or as a result of
            environmental contamination or other similar conditions which
            existed prior to commencement of the Lease term; or (c) as a
            result of any violation of the accessibility or path of travel
            requirements imposed by ADA; or (d) as a result of any Landlord's
            representations and warranties being untrue. These indemnities will
            survive the expiration, cancellation or termination of the Lease.

      19.   Landlord will pay all real property taxes which may be assessed by
            any lawful authority against the Premises. Amended to tenant
            responsibility 5/15/00.

      20.   Should Landlord fail to perform any of its obligations hereunder,
            Landlord will have a period of thirty (30) days after its receipt of
            writing notice from Tenant of a failure of performance within which
            to commence a cure of that failure. Failure of Landlord to commence
            that cure within the 30-day period or to effect that cure within
            30-day period will be an event of default under this Lease and
            Tenant may, at its option, elect to: (a) terminate this Lease upon
            thirty (30) days written notice to Landlord; (b) bring an action to
            require specific performance of Landlord's obligations; (c) provide
            Landlord with an additional period of time within which to effect
            that cure; (d) commence such cure itself, and Tenant may either, at
            its option, offset any expenses it incurs in effecting such cure
            against the rent and other charges due and payable by Tenant
            hereunder, or require that Landlord immediately reimburse Tenant for
            its expenses; provided, however, in the event of an emergency,
            Tenant may immediately effect a cure of Landlord's failure

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                                                                     Page 7 of 8


            should Landlord fail to act immediately to do so, without the
            requirements of any by Tenant to Landlord; and/or (e) pursue any
            other remedies provided herein or providing by law.

      21.   Landlord warrants that Landlord owns the Premises in fee simple and
            has the right to enter into this Lease; that the Premises are free
            from liens and encumbrances except for utility easements and
            unviolated restrictive covenants which do not materially adversely
            affect Tenant's intended use of the Premises; that the Premises has
            legal, direct, pedestrian and vehicular access to and from and abuts
            one or more publicly dedicated roads; that the Premises are in
            compliance with all applicable laws, regulations and ordinances;
            that all computerized elements (defined to include all computer
            hardware and software and all equipment and systems containing or
            utilizing computer hardware and software) that are located within,
            operate within, benefit or serve all or any portion of either the
            Premises of any common areas appurtenant to or necessary to the
            normal use and operation of the Premises (the "Computerized
            Elements") are able to (a) accurately and properly recognize,
            manipulate and compare (in the normal functioning of such
            Computerized Elements) all dates, including without limitation the
            Year 2000 as a Leap Year and all dates thereafter, and (b)
            accurately and properly perform calculations and functions that rely
            on the ability to recognize, manipulate or compare such dates, and
            (c) operate in accordance with the specifications and manuals for
            such Computerized Elements (such Computerized Elements may include,
            by way of example and not limitation, elevators, security systems,
            access gates, utility systems, fire protection systems, telephone
            systems, lighting systems and HVAC systems); to the best of
            Landlord's knowledge, that past and current uses of the Premises
            comply with federal, state and local environmental laws and
            regulations; that Landlord has not received a citation from any
            regulatory agency for noncompliance with environmental laws; that,
            other than the following matters: NONE, Landlord has no knowledge of
            fuel storage tanks or of hazardous, toxic, dangerous, or
            carcinogenic materials, substances or contaminants, formaldehyde,
            polychlorinated biphenyls ("PCBs"), lead, lead dust, asbestos,
            asbestos containing materials (ACMs"), oil, gasoline, other
            petroleum products or byproducts, radon or other similar materials
            or substance (collectively "Hazardous Materials") on, in or under
            the Premises and has no knowledge of any contamination present on,
            in or under the Premises; and covenants that Tenant, provided it
            performs all of its obligations under this Lease, will peaceably and
            quietly enjoy the Premises during the Lease term without any
            disturbance from Landlord, anyone claiming by, through or under
            Landlord, or any other party, except as otherwise specifically
            provided in this Lease.

      22.   If Tenant remains in possession of the Premises after expiration of
            the term hereof, with Landlord's acquiescence and without any
            express agreement of the parties, Tenant will be a tenant-at-will at
            the rental rate in effect at end of the Lease; and there will be no
            renewal of this Lease by operation of law. This Lease will not be
            recorded, but the parties agree to execute a Memorandum of this
            Lease for recording purposes which will set forth the commencement
            date, the term of the Lease and all extensions, a legal description
            of the location of the Premises and a description of Tenant's rights
            under this Lease including, without limitation, all rights of first
            refusal and options to purchase provided hereunder, if any. If
            Tenant records the Memorandum of Lease, Tenant agrees

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                                                                     Page 8 of 8

            to pay all recording fees and taxes required by reason of the
            recording of the Memorandum of Lease.

      2.3.  Landlord and Tenant shall each indemnify, defend and save the other
            harmless from and against any broker commissions, or fees or claim
            for commissions or fees arising under the indemnifying party which
            indemnification will expressly survive the termination of this
            Lease.

IN WITNESS WHEREOF, the parties hereto have caused this Addendum to Commercial
Lease to be executed effective the date first above written.

           WITNESSES:                      LANDLORD:

                                           "SJ LIMITED PARTNERSHIP"

           /s/ Stefanie Soboleski          By: /s/ David Jans
           ------------------------------     ---------------------------------

           Printed: Stefanie Soboleski     Printed: David Jans
                   ----------------------          ----------------------------

                                           Title: Partner
                                                 ------------------------------
           /s/ Jason Thrash
           -----------------------------
           Printed: Jason Thrash
                   ---------------------

           WITNESSES:                      "TENANT"

                                           SOUTHWEST STAINLESS L.P.

                                           By: Z & L ACQUISITION CORP., its
                                               General Partner

           /s/ Mark Scimeca                By: /s/ J. Stephen Zeph
           -----------------------------      ---------------------------------

           Printed: Mark Scimeca           Printed: J. Stephen Zeph
                   ---------------------           ----------------------------

                   /s/ Gloria Jean Smith   Title: Assistant Treasurer
                   ---------------------         ------------------------------

           Printed: Gloria Jean Smith
                   --------------------
<PAGE>

                                                                   Exhibit 10.19
                                                                    Sub-ITEM (b)

                                                                     Page 1 of 9

                                COMMERCIAL LEASE

      Agreement of Lease, made as of this is 1st day of June 2000, by and
between S J LIMITED PARTNERSHIP, ("Landlord"), and SOUTHWEST STAINLESS, L.P.
("Tenant").

      A.    Landlord and Tenant desire to hereby enter into a Commercial Lease
            for the demised premises described therein as 7311 Galveston Rd.
            #510, Houston, TX. ("Leased Premises") including a 12,500-sq. ft.
            machine shop, of concrete tilt-wall construction, with 3000-sq. ft.
            of office and 19,000 sq. ft concreted outside storage.

      B.    The following list of machinery is included in this lease:
            1-42" Bullard vertical turret lathe - Serial no. 111651
            1-24" Bullard vertical turret lathe - Serial no. 101749
            1-20" Monarch horizontal lathe - Serial no. 35217
            2-12" Sharp horizontal lathes - Serial no. 4025 & K5069
            1- Acer milling machine - Serial no. 030011661
            1- Doall horizontal band saw - Serial no. 52799972
            1- Goff 4 ft. Rotoblaster - Serial no. 199-50-759

NOW THEREFORE, in consideration of the mutual covenants contained in the lease
and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

      1.    The Landlord leases to the Tenant the Leased Premises for the term
            of seven (7) years and 11 months from the first day of June (1st)
            2000 to April 30, 2010, at an annual rental of Ninety-Six Thousand
            Two Hundred Forty no/100 Dollars ($96,240.00), payable at the office
            of the Landlord in equal monthly installments of Eight Thousand
            Twenty and no/100 Dollars ($8,020.00), in advance, on the first of
            each month, the first payment to be made on the 1st day of June,
            2002; With an annual increase by amount equal to % increase in
            CPI-U, in no event more than 3%.

      a.)   Provided it is not then in default under the Lease, Tenant may
            extend the term up to three (3) times for one (1) year per extension
            by written notice of its election to do so given to Landlord at
            least ninety (90) days prior to the current expiration date. The
            extended term will be on all of the terms and conditions of this
            Lease.

      2.    The Tenant agrees:

            (a)   That it will pay the said rent at the times and in the manner
                  aforesaid.

            (b)   That it will during the said term insure and keep insured the
                  said building from loss or damage by fire in at least the sum
                  of $450,000.00 by insurance companies of recognized
                  responsibility, licensed to do business in this state, and
                  that it will pay all the premiums necessary for those purposes
                  within ten (10) days after the same shall become due and will
                  promptly deliver to the Landlord the policies of insurance and
                  the receipts from such premiums: Provided, that if the Tenant
                  shall at any time fail to insure or keep insured as aforesaid,
                  the Landlord may do all things necessary to effect or maintain
                  such insurance, and any reasonable moneys expended by it for
                  that purpose shall be payable by the Tenant on demand, may be
                  recovered as rent

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                                                                     Page 2 of 9


                  in arrears. Any policies obtained by Tenant will name Landlord
                  as an additional named insured.

            (c)   That it will keep all and singular the said building and
                  premises, including the plumbing in such repair as the same
                  are at the commencement of the said term or may be put in
                  during the continuance thereof, reasonable wear and tear and
                  damage by fire or other unavoidable casualty only excepted,
                  and will promptly replace all glass thereof broken during the
                  said term by other of the same size and quality. It is
                  the intent of the parties that Tenant will only be required to
                  make repairs or replacements, which are not structural in
                  nature.

            (d)   That it will not injure, or deface or suffer to be injured or
                  defaced the premises or any part thereof.

            (e)   Tenant agrees to indemnify and save harmless Landlord and its
                  parents, subsidiaries, affiliates, directors, officers,
                  employees, servants, attorneys and representatives from any
                  and all claims of action, damages, fines, judgments,
                  penalties, cost (including environmental clean-up costs and
                  response costs), liabilities, expenses or losses (including
                  without limitation, reasonable attorney's fees and expenses of
                  litigation) arising during or after the Term: (a) as a result
                  of any violation by Tenant of any applicable federal, state of
                  local environmental laws of regulations, as now or hereinafter
                  in effect, regulating, relating to or imposing liability or
                  imposing standards of conduct concerning any Hazardous
                  Materials; or (b) as a result of the presence, disturbance,
                  discharge, release, removal or cleanup of Hazardous Materials
                  or as a result of environmental contamination or other similar
                  conditions which existed after commencement of the Term and
                  which was caused by or brought onto the Premises by Tenant or
                  Tenant's agents, contractors, employees, licensees and
                  invitees; or (c) as a result of any violation by Tenant of the
                  accessibility or path of travel requirements imposed by ADA;
                  or (d) as a result of any of Tenant's representations and
                  warranties being untrue. These indemnities will survive the
                  expiration, cancellation or termination of the Lease;
                  provided, however, that Tenant will not be liable for the acts
                  of any other tenants of said property.

            (f)   That it will use the premises for storage, distribution and
                  sale of any and all products sold by the Tenant or for any
                  other lawful purpose. Tenant will not make or suffer any
                  unlawful, improper, or offensive use of the premises, or any
                  use or occupancy thereof contrary to any law of the state or
                  any ordinance of the said city now or hereafter made, or which
                  shall be injurious to any person or property, or which shall
                  be liable to endanger or affect any insurance on the said
                  building or to increase the premium thereof.

            (g)   That it will not assign, underlet, or part with the possession
                  of the whole or any part of the premises without first
                  obtaining the written consent of the Landlord. Provided
                  however, Tenant may (a) sublet all or part of the Premises to
                  any corporation, the majority of whose shares are owned by
                  Tenant, during the period of such majority ownership only or
                  (b) assign this Lease to any corporation which owns more than
                  fifty percent (50%) of Tenant's issued and outstanding shares,
                  or which succeeds to the entire business of Tenant through
                  purchase, merger, consolidated or

<PAGE>

                                                                     Page 3 of 9


                  reorganization, or to any affiliate sharing common majority
                  ownership with the Tenant, Subtenants or assignees will become
                  liable directly to Landlord for all obligations of Tenant
                  hereunder, without relieving Tenant's liability.

            (h)   That the Landlord at all reasonable times may, with not less
                  than 24 hour notice to tenant, enter to view the premises and
                  to make repairs which the Landlord may see fit to make, or to
                  show the premises to person who may wish to lease.

            (i)   That at the expiration of the said term it will peaceably
                  yield up to the Landlord the premises and all erections and
                  additions made upon the same, in good repair in all respect,
                  reasonable use and wear and damage by fire and other
                  unavoidable casualties excepted, as the same now are or may be
                  put in by the Landlord. Provided however, Tenant may (if not
                  in default hereunder) prior to the expiration of this Lease,
                  or any extension thereof, remove all personal property,
                  fixtures and equipment which Tenant has placed in the
                  Premises, provided that during such removal Tenant will make
                  all reasonable repairs necessary to return the Premises to its
                  original condition, reasonable wear and tear excepted.


            (j)   That all property of any kind that may be on the premises
                  during the continuance of this lease shall be at the sole risk
                  of the Tenant, and that the Landlord shall not be liable to
                  the Tenant or any other person for any injury, loss, or damage
                  to property or to any person on the premises unless caused by
                  the negligence or willful neglect of the Landlord.

            (k)   That no assent, express or implied, by the Landlord to any
                  breach of any of the Tenant's covenants, shall be deemed to be
                  a waiver of any succeeding breach of the same covenant.

            (l)   That Tenant agrees to accept possession of the demised
                  premises in their present condition.

      3.    The Landlord covenants that the Tenant shall peaceably hold and
            enjoy the premises.

      4.    If the Tenant shall fail to pay rent reserved hereunder or any part
            thereof after Fifteen (15) days' written notice of same, or shall
            default in the performance of any other covenant or condition of
            this lease after thirty (30) days' written notice of same, the
            Landlord, by its agents and servants, may immediately, or at any
            time thereafter, re-enter the demised premises, either by summary
            proceedings or by any suitable action or proceeding at law, without
            being liable to indictment, prosecution or damage therefor, and the
            Tenant, shall remain liable to the Landlord For the deficiency, if
            any, between Tenant's rent hereunder and the price obtained by
            Landlord on re-letting, and also in case of any such re-entry the
            Tenant shall pay to the Landlord on demand, as additional damages,
            all legal and other expenses incurred in removing the Tenant, the
            commissions for re-letting the demised premises and collecting rent,
            the cost of redecorating, refinishing, and repairing the demised
            premises and such other expenses as the Landlord may incur in
            connection therewith. Upon any such re-entry, the Landlord, at its
            option, may re-let the demised premises or any part or parts
            thereof, for the remainder of the demised terms or any part or parts
            thereof, or for a period extending beyond the date for

<PAGE>

                                                                     Page 4 of 9

            the expiration of this lease and receive the rents therefor; and the
            rents collected for the balance of the agreed term of the Tenant on
            any such re-letting may be applied to pay any of the aforesaid items
            of "additional damages" remaining unpaid and to the fulfillment and
            performance of the other covenants of the Tenant hereunder, and the
            net avails thereof shall be applied by the Landlord on account of
            any rent unpaid by the Tenant for the remainder of the demised term;
            but the Tenant, however, shall pay to the Landlord upon each such
            rent days the amount of any and all deficiencies then existing. In
            any case, Landlord will use best efforts to mitigate Tenant's
            damages. No termination of this Lease prior to the normal ending
            thereof, by lapse of time or otherwise, will affect Landlord's right
            to collect rent for the period prior to the termination thereof.
            Pursuit of any of the foregoing remedies will not preclude pursuit
            of any other remedies provided by law.

      5.    In case the premised or any part thereof shall at any time during
            the said term be destroyed or damaged by fire or other unavoidable
            casualty so as to be unfit for occupancy and use, and so that the
            premises cannot be rebuilt or restored by the Landlord within ninety
            (90) days thereafter, then this lease shall terminate; but if the
            premises can be rebuilt or restored within ninety (90) days, the
            Landlord will at its own expense and with due diligence so rebuild
            or restore the premises, and a just and proportionate part of the
            rents hereby reserved shall be paid by the Tenant until the premises
            shall have been so rebuilt or restored.

      6.    In the event the whole or a substantial part of the premises shall
            be taken by the city or state or other public authority for any
            public use, then this lease shall terminate from the time when
            possession of the whole or of the part so taken shall be required
            for such public use, and the rents, properly apportioned, shall be
            paid up to the time. Provided, however, such termination will be
            without prejudice to the rights of either Landlord or Tenant to
            recover compensation and damage caused by condemnation from the
            condemnor. If is further understood and agreed that neither Tenant
            nor Landlord will have any rights in any award made to the other by
            any condemnation authority.

      7.    The agreements, conditions, covenants and terms herein contained
            shall in every case, apply to, be binding upon and inure to the
            benefit of the respective parties hereto, their heirs, executors,
            administrators, successors and assigns, with the same force and
            effect, as if specifically mentioned in each instance where a party
            hereto is named, provided, however, that no assignment or
            under-letting by Tenant in violation of the provisions of this
            lease, shall vest in any such assignee or under-tenant any right or
            title in or to the leasehold estate hereby created.

      8.    Tenant hereby especially covenants and agrees that this lease shall
            be subject and subordinate to any mortgage or mortgages now on the
            demised premises. Provided, however, as a condition to such
            subordination. Landlord must secure from each mortgagee a
            nondisturbance agreement acceptable to Tenant providing that in the
            event of a foreclosure, the mortgagee will recognize the validity of
            this Lease and, provided that Tenant is not in default, will not
            disturb tenant's possession or its rights under this lease.

<PAGE>

                                                                     Page 5 of 9


      9.    Any notice to be given under the terms of this lease by either party
            to the other party shall be in writing, and may be effected by
            personal delivery or sent by registered or certified mail, return
            receipt requested, postage prepaid, to the respective parties at the
            following addresses:

<PAGE>

                                                                     Page 6 of 9


                Landlord: S J Limited Partnership
                        7311 Galveston Rd, #710
                        Houston TX 77034

                Tenant:   Southwest Stainless, L.P., c/o Hughes Supply, Inc.,
                          Attn.: Legal Dept.
                          20 North Orange Ave., Suite 200
                          Orlando, Florida 32801

      This lease shall be construed and enforced in accordance with the laws of
      the State of Texas.

      10.   As used in this lease, whenever the context so indicates, the gender
            of all words shall include the masculine, feminine and neuter and
            the number of all words include the singular and plural.

      11.   This lease, including any exhibits hereto, constitutes the entire
            agreement between the parties pertaining to the subject matter
            hereof and supersedes all prior and contemporaneous agreements and
            understandings of the parties in connection therewith. No covenants,
            representations or conditions not expressed in this lease shall be
            binding upon the parties or shall affect or be effective to
            interpret, change or restrict the provisions of this Agreement.

      12.   No modification, cancellation or surrender of this lease shall be
            effective unless in writing signed by the Landlord and Tenant by
            their duly authorized officers.

      13.   If any provision of this lease is or may be held by a court of
            competent jurisdiction to be invalid, void, or unenforceable, the
            remaining provisions shall nevertheless survive and continue in full
            force and effect without being impaired or invalidated in any way.

      14.   Landlord warrants as of the commencement date of this Lease that the
            Premises are structurally sound and that all electrical, lighting,
            utility, fire safety, HVAC, and all operating systems are in good
            working condition and are not in need of repair.

      15.   Tenant will have the right, at its expense, to undertake a Phase I
            and or Phase II Environmental Site Assessment or equivalent (the
            "Environmental Report") with respect to the Premises. In the event
            that the results of such Environmental Report are unsatisfactory to
            Tenant, in its sole discretion, then tenant will have the right, at
            any time within forty-five (45) days after commencement of the term
            of this Lease to terminate this Lease immediately upon written
            notice to Landlord.

      16.   Landlord agrees to maintain and keep in good repair the roof,
            exterior wails, structural supports (Including foundations),
            exterior doors of any and all buildings located on the Premises, and
            all water or sewer pipes located underground or in the slab,
            sidewalks, parking lots, driveways and other vehicular access and
            maneuvering areas. Landlord will also be responsible for any repairs
            or replacements which are structural in nature, which are
            extraordinary or capital in nature, which will increase the value of
            the Premises subsequent to the end of then term, and any other
            repairs not expressly

<PAGE>

                                                                     Page 7 of 9

            delegated to Tenant in this Lease. Landlord will also promptly clean
            up and dispose of any Hazardous Materials found on, in or under any
            portion of the Premises, remediate the Premises to comply with any
            and all environmental laws applicable thereto, and pay for all clean
            up and disposal cost at no cost to Tenant, unless directly caused by
            Tenant, its employees, agents or contractors. Notwithstanding
            anything to the contrary set forth elsewhere in this Lease, in the
            event the installation of sprinkler and fire protection systems on
            Premises is required by applicable law, ordinances, regulations or
            governmental requirements for Tenant's current or future use of the
            Premises at any time during the term of this Lease or any renewals
            thereof, Landlord, at Landlord's sole expense and without materially
            interfering with Tenant's operations on the Premises, shall
            immediately install on the Premises, and subsequently maintain,
            repair, modify and replace as necessary to comply with applicable
            law, ordinances, regulations and governmental requirements, all such
            required sprinkler and fire protection systems.

      17.   Landlord agrees to indemnify and save harmless Tenant and its
            parents, subsidiaries, affiliates, directors, officers, employees,
            agents, servants, attorneys and representatives from any and all
            claims, causes of action, damages, fines, judgments, penalties,
            costs (including environmental clean-ups costs and response costs),
            liabilities, expenses or losses (including without limitation,
            reasonable attorney's fees and expenses of litigation) arising
            during or after the Lease term (a) as a result of any violation by
            Landlord or prior owners or occupants of the Premises of any
            applicable federal, state or local environmental laws or regulation,
            as now or hereinafter in effect, regulating, relating to or imposing
            liability or imposing standards of conduct concerning any Hazardous
            Materials; or (b) as a result of presence, disturbance, discharge,
            release, removal or cleanup of Hazardous Materials or as a result of
            environmental contamination or other similar conditions which
            existed prior to commencement of the Lease term; or (c) as a
            result of any violation of the accessibility or path of travel
            requirements imposed by ADA; or (d) as a result of any Landlord's
            representations and warranties being untrue. These indemnities will
            survive the expiration, cancellation or termination of the Lease.

      18.   Upon receipt from Landlord of real property tax bills for the
            Premises, Tenant will pay all real property taxes which may be
            assessed by any lawful authority against the Premises. Tenant shall
            have the right to appeal any real property tax assessment. Landlord
            shall cooperate reasonably with Tenant in connection with any such
            appeal. Any such appeal shall be at Tenant's sole expense. Landlord
            shall deliver all tax notices and bills for the premises to Tenant
            within 10 days of Landlord's receipt thereof.

      19.   Should Landlord fail to perform any of its obligations hereunder,
            Landlord will have a period of thirty (30) days after its receipt of
            writing notice from Tenant of a failure of performance within which
            to commence a cure of that failure. Failure of Landlord to commence
            that cure within the 30-day period or to effect that cure within
            30-day period will be an event of default under this Lease and
            Tenant may, at its option, elect to: (a) terminate this Lease upon
            thirty (30) days written notice to Landlord; (b) bring an action to
            require specific performance of Landlord's obligations; (c) provide
            Landlord with an additional period of time within which to effect
            that cure; (d) commence such cure itself, and Tenant may either, at
            its option, offset any expenses it incurs in effecting such cure
            against the rent and other charges due and payable by Tenant
            hereunder, or require that Landlord immediately reimburse Tenant for
            its expenses; provided, however, in the event of an emergency,
            Tenant may immediately effect a cure of Landlord's failure should
            Landlord fail to act immediately to do so, without the requirements
            of any by
<PAGE>

                                                                     Page 8 of 9

            Tenant to Landlord; and/or, (e) pursue any other remedies provided
            herein or providing by law.

      20.   Landlord warrants that Landlord owns the Premises in fee simple and
            has the right to enter into this Lease; that the Premises are free
            from liens and encumbrances except for utility easements and
            unviolated restrictive covenants which do not materially adversely
            affect Tenant's intended use of the Premises; that the Premises has
            legal, direct, pedestrian and vehicular access to and from and abuts
            one or more publicly dedicated roads; that the Premises are in
            compliance with all applicable laws, regulations and ordinances;
            that all computerized elements (defined to include all computer
            hardware and software and all equipment and systems containing or
            utilizing computer hardware and software) that are located within,
            operate within, benefit or serve all or any portion of either the
            Premises of any common areas appurtenant to or necessary to the
            normal use and operation of the Premises (the "Computerized
            Elements") are able to (a) accurately and properly recognize,
            manipulate and compare (in the normal functioning of such
            Computerized Elements) all dates, including without limitation the
            Year 2000 as a Leap Year and all dates thereafter, and (b)
            accurately and properly perform calculations and functions that rely
            on the ability to recognize, manipulate or compare such dates, and
            (c) operate in accordance with the specifications and manuals for
            such Computerized Elements (such Computerized Elements may include,
            by way of example and not limitation, elevators, security systems,
            access gates, utility systems, fire protection systems, telephone
            systems, lighting systems and HVAC systems); to the best of
            Landlord's knowledge, that past and current uses of the Premises
            comply with federal, state and local environmental laws and
            regulations; that Landlord has not received a citation from any
            regulatory agency for noncompliance with environmental laws; that,
            other than the following matters: NONE, Landlord has no knowledge of
            fuel storage tanks or of hazardous, toxic, dangerous, or
            carcinogenic materials, substances or contaminants, formaldehyde,
            polychlorinated biphenyls ("PCBs"), lead, lead dust, asbestos,
            asbestos containing materials (ACMs"), oil, gasoline, other
            petroleum products or byproducts, radon or other similar materials
            or substance (collectively "Hazardous Materials") on, in or under
            the Premises and has no knowledge of any contamination present on,
            in or under the Premises; and covenants that Tenant, provided it
            performs all of its obligations under this Lease, will peaceably and
            quietly enjoy the Premises during the Lease term without any
            disturbance from Landlord, anyone claiming by, through or under
            Landlord, or any other party, except as otherwise specifically
            provided in this Lease.

      21.   If Tenant remains in possession of the Premises after expiration of
            the term hereof, with Landlord's acquiescence and without any
            express agreement of the parties, Tenant will be a tenant-at-will at
            the rental rate in effect at end of the Lease; and there will be no
            renewal of this Lease by operation of law. This Lease will not be
            recorded, but the parties agree to execute a Memorandum of this
            Lease for recording purposes which will set forth the commencement
            date, the term of the Lease and all extensions, a legal description
            of the location of the Premises and a description of Tenant's rights
            under this Lease including, without limitation, all rights of first
            refusal and options to purchase provided hereunder, if any. If
            Tenant records the Memorandum of Lease, Tenant agrees to pay all
            recording fees and taxes required by reason of the recording of the
            Memorandum of Lease.
<PAGE>

                                                                     Page 9 of 9


      22.   Landlord and Tenant shall each indemnify, defend and save the other
            harmless from and against any broker commissions, or fees or claim
            for commissions or fees arising under the indemnifying party which
            indemnification will expressly survive the termination of this
            Lease; provided, however, that upon execution of the Lease by both
            parties, Landlord shall pay to Mohr Partners, Inc. a commission
            equal to 4.5% of the sum of all base rent (excluding add-ons & CPI
            increases) payable under this Lease.

IN WITNESS WHEREOF, the parties hereto have caused this Addendum to Commercial
Lease to be executed effective the date first above written.

           WITNESSES:                      LANDLORD:

                                           "SJ LIMITED PARTNERSHIP"

           /s/ Stefanie Soboleski          By: /s/ David Jans
           ------------------------------     ---------------------------------

           Printed: Stefanie Soboleski     Printed: David Jans
                   ----------------------          ----------------------------

                                           Title: President
                                                 ------------------------------
           /s/ Keneth D. Owen
           ------------------------------

           Printed: Keneth D. Owen
                   ----------------------

           WITNESSES:                      "TENANT"

                                           SOUTHWEST STAINLESS, L.P., a DE
                                           limited partnership


                                           By: Z & L ACQUISITION CORP., a DE
                                               corporation, its  General Partner


           /s/ Mark Scimeca                By: /s/ J. Stephen Zeph
           ------------------------------     ---------------------------------

           Printed: Mark Scimeca           Printed: J. Stephen Zeph
                   ----------------------          ----------------------------

                   /s/ Barbara K. Winslow  Title: Assistant Treasurer
                   ----------------------        ------------------------------

           Printed: Barbara K. Winslow
                   ----------------------

<PAGE>

July 10, 2002

VIA FAX: 713-941-2735

SJ Limited Partnership
7311 Galveston Rd., #710
Houston, Texas 77034

Re:   Br. 9026 - Commercial Lease for 7311 Galveston Road, #510, Houston, Texas
      by and between SJ Limited Partnership, as Landlord, and Southwest
      Stainless, L.P., as Tenant, dated June 1, 2002 (the "Lease").

Dear Landlord:

Per my conversation with Dave Jans this morning, this letter shall serve to
confirm the agreement of Landlord and Tenant to amend the Lease to extend by
three (3) weeks the forty-five (45) day Tenant environmental due diligence
period provided for in Paragraph 15 of the Lease. Please sign below and fax a
signed copy of this letter back to me at 407-649-3018 at your earliest
convenience today. Thank you very much for your assistance and cooperation in
this regard.

Sincerely,


Mark Scimeca
Associate General Counsel

The foregoing is accepted and agreed to by:

SOUTHWEST STAINLESS, L.P.                    SJ LIMITED PARTNERSHIP

By: Z&L Acquisition Corp.,
    Its sole General Partner                 By:________________________

    By:__________________________________    Printed:___________________
       Benjamin P. Butterfield, Secretary

<PAGE>

November 11, 2002

VIA FACSIMILE TO (713) 941-2735
AND CERTIFIED MAIL
RETURN RECEIPT REQUESTED

SJ Limited Partnership
7311 Galveston Rd., #710
Houston, Texas 77034

      Re:   Br. 9090: Commercial Lease dated June 1, 2002 by and between SJ
            Limited Partnership, as Landlord, and Southwest Stainless, L.P., as
            Tenant, for property located at 7311 Galveston Road, #510, Houston,
            Texas (the "Lease").


Dear Landlord:

This letter amendment to Lease shall serve to confirm the agreement of Landlord
and Tenant to modify the Lease as follows:

1.    The Lease is hereby amended by deleting the first paragraph in Item 1 in
      its entirety and replacing it with the following:

      1. The landlord leases to the Tenant the Leased Premises for the term of
      seven (7) years and eleven (11) months from the first day of June (1st)
      2002 to April 30, 2010 at an annual rental of Ninety-Three Thousand Six
      Hundred and no/100 Dollars ($93,600.00), payable at the office of the
      Landlord in equal monthly installments of Seven Thousand Eight Hundred and
      no/100 ($7,800.00), in advance, on the first of each month, the first
      payment to be made on the 1st day of June, 2002; with an annual increase
      by amount equal to % increase in CPI-U, in no event more than 3%.

      Paragraph 1a.) shall remain unchanged.

2.    Except as modified hereby, the Lease shall remain unchanged and in full
      force and effect.

Please indicate the acceptance and agreement of Landlord to this letter
amendment to Lease by having Landlord sign below and faxing a signed copy of
this letter to my attention at (407) 649-3018. Thank you for your assistance
with this matter.

<PAGE>

SJ Limited Partnership
November 11, 2002
Page Two


Sincerely,


Mark Scimeca
Assistant Secretary and
Associate General Counsel

MDS:js

cc:        Mike Stanwood (via fax)
           Dave Jans (via fax)
           George Urquiola (via inter-office mail)
           Jeff Bulejcik (via inter-office mail)


The foregoing is accepted and agreed to by:

SOUTHWEST STAINLESS, L.P.

By:    Z&L Acquisition Corp.,
       Its sole General Partner

By:______________________________

Printed:_________________________

Title:___________________________

Date:____________________________


SJ LIMITED PARTNERSHIP

By:______________________________

Printed:_________________________

Title:___________________________

Date:____________________________