<PAGE>
                                                                 Exhibit 10.30

                               LEASE MODIFICATION

         THIS  AGREEMENT is entered into this 27th day of February,  2002 by and
between NJTT, L.L.C. ("Landlord") and TECH LABORATORIES, INC. ("Tenant").

                                                     RECITALS

         WHEREAS,  a lease was entered  into dated May 1, 1992  between  William
Tanis, Sr.  ("Tanis"),  as landlord,  and Foresee  Corporation  ("Foresee"),  as
tenant,  for certain  premises  identified in said lease as 955 Belmont  Avenue,
North Haledon, New Jersey 07508 (the "Lease" and the "Premises,"  respectively);
and

         WHEREAS,  Tenant has  exercised  the option  contained  in the Lease as
evidenced by a certain document entitled  "Modification of Lease" dated June 26,
1997 (the "Modification Agreement"); and

         WHEREAS, the Lease was assigned by Foresee to Tenant; and

         WHEREAS,  the Lease was  subsequently  transferred by Tanis to Landlord
and Landlord is the current owner of the Premises; and

         WHEREAS,  the term under the Lease will terminate on April 30, 2002 and
the parties desire to extend such term and amend the terms of the Lease.

         NOW,  THEREFORE,   in  consideration  of  the  promises  and  covenants
contained herein, the parties agree as follows:

         1. The terms of the  Lease is hereby  extended  until  April 30,  2007.
Tenant  shall have no further  option or right to extend  the term  without  the
express written consent and agreement of Landlord.

         2. The Rent for the extended term is as follows:

            a.       May 1, 2002 through April 30, 2003 $4,700.00 per month.

            b.       May 1, 2003 through April 30, 2004 $4,700.00 per month.

            c.       May 1, 2004 through April 30, 2005 $4,800.00 per month.

            d.       May 1, 2005 through April 30, 2006 $4,800.00 per month.

            e.       May 1, 2006 through April 30, 2007 $4,900.00 per month.


                                      III-7

<PAGE>


         3. Tenant will  reimburse  Landlord  for any  increase in the amount of
real  estate  taxes and fire and  hazard  insurance  for the  Premises  over the
amounts  for same for the Year  2002.  Such  amounts  due to  Landlord  shall be
payable as  Additional  Rent within  fifteen  (15) days of receipt of an invoice
from Landlord.

         4.  Paragraph 37 of the Lease is hereby deleted and of no further force
and effect.

         5. The parties  acknowledge and agree that a true copy of the Lease and
the  Modification  Agreement  is attached  hereto and that such  agreements,  as
modified by this agreement, represent the entire agreement between the parties.

         IN WITNESS  WHEREOF,  the parties have executed  this  Agreement on the
date and year first written above.

                                    NJTT, L.L.C., Landlord


                                    By:  /s/ CHARLES SYBESMA
                                       ----------------------------------------
                                         CHARLES SYBESMA, Managing Member


                                    TECH LABORATORIES, INC., Tenant


                                    By:  /s/ Bernard M. Ciongoli
                                       ----------------------------------------
                                         Bernard M. Ciongoli, President

                                      III-8

<PAGE>