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                                                                   EXHIBIT 10.6






                            INDUSTRIAL BUILDING LEASE
<TABLE>
<CAPTION>

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      DATE OF LEASE                       TERM OF LEASE                           MONTHLY RENT
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<S>                        <C>                           <C>                <C>
September 1, 1994          BEGINNING                     ENDING             $11,460 subject to adjust-
                         -------------------------------------------------- ment for a building addition 
                                                                            (see Section 25) and annual 
                                 9/01/94                 8/31/04            escalator (see Section 26)
      
                                                        
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Location of Premises:      400 Detroit Street
                           Morton, Illinois  61550
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Purpose:    Manufacturing, Painting, Warehousing and Office Administration.  
            This agreement supersedes the lease dated June 30, 1992.
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     LESSEE                                                   LESSOR

NAME       Morton Metalcraft Co.                         NAME       Morton Welding Co., Inc.

ADDRESS    1021 W. Birchwood Street                      ADDRESS    724 W. Jackson Street
           Morton,  Illinois  61550                                 Morton, Illinois   61550
</TABLE>


   In consideration of the mutual covenants and agreements herein stated, Lessor
hereby leases to Lessee and Lessee hereby leases from Lessor solely for the
above purpose the Premises designated above (the "Premises"), together with the
appurtenances thereto, for the above Term.

RENT                   1. Lessee shall pay Lessor or Lessor's agent as rent for
                       the Premises, the sum stated above, monthly paid on the
                       15th of each month, until termination of this lease, at
                       Lessor's address stated above or such other address as
                       Lessor may designate in writing.

CONDITION              2. Lessee has examined and knows the condition of the 
AND UPKEEP             Premises and has received the same in good order and 
OF                     repair, and acknowledges that no representations as to 
PREMISES               the condition and repair thereof  have been made by 
                       Lessor, or his agent, prior to or at the execution of 
                       this lease that are not herein expressed; Lessee will 
                       keep the Premises including all appurtenances, in good 
                       repair, replacing all broken glass with glass of the same
                       size and quality as that broken, and will replace all
                       damaged plumbing fixtures with others of equal quality,
                       and will keep the Premises, including adjoining alleys,
                       in a clean and healthful condition according to the
                       applicable municipal ordinances and the direction of the
                       proper public officers during the term of this lease at
                       Lessee's expense, and will without injury to the roof
                       remove all snow and ice from the same when necessary, and
                       will remove the snow and ice from the sidewalk abutting
                       the Premises; and upon the termination of this lease, in
                       any way, will yield up the Premises to Lessor, in good
                       condition and repair, loss by fire and ordinary wear
                       excepted, and will deliver the keys therefor at the place
                       of payment of said rent.

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LESSEE NOT             3. Lessee will not allow the Premises to be used for any 
TO MISUSE;             purpose that will increase the rate of insurance 
SUBLET;                thereon, nor for any purpose other than that 
ASSIGNMENT             hereinbefore specified, and will not load floors with 
                       machinery or  goods beyond the floor load rating
                       prescribed by applicable municipal ordinances, and will
                       not allow the Premises to be occupied in whole, by any
                       other person, and will not assign this lease without in
                       each case the written consent of the Lessor first had,
                       and Lessee will not permit any transfer by operation of
                       law of the interest in the Premises acquired through
                       this lease, and will not permit the Premises to be used
                       for any unlawful purpose, or for any purpose that will
                       injure the reputation of the building or increase the
                       fire hazard of the building, or disturb the tenants or
                       the neighborhood, and will not permit the same to remain
                       vacant or unoccupied for more than twenty consecutive
                       days; and will not allow any signs, cards or placards to
                       be posted, or placed thereon, nor permit any alteration
                       of or addition to any part of the Premises, except by
                       written consent of Lessor; all alterations and additions
                       to the Premises shall remain for the benefit of Lessor
                       unless otherwise provided in the consent aforesaid.
                       Lessor agrees that the Lessee can sublet any or all of
                       the offices to a company or companies of solid
                       reputation of its sole choice.
        
MECHANIC'S             4.  Lessee  will not  permit  any  mechanic's  lien or 
LIEN                   liens to be  placed  upon the  Premises  or any building 
                       or improvement thereon during the term hereof, and in
                       case of the filing of such lien Lessee will promptly pay
                       same. If default in payment thereof shall continue for
                       thirty (30) days after written notice thereof from Lessor
                       to the Lessee, the Lessor shall have the right and
                       privilege at Lessor's option of paying the same or any
                       portion thereof without inquiry as to the validity
                       thereof, and any amounts so paid, including expenses and
                       interest, shall be so much additional indebtedness
                       hereunder due from Lessee to Lessor and shall be repaid
                       to Lessor immediately on rendition of bill therefor.

INDEMNITY              5. Lessee  covenants  and agrees that he will  protect 
FOR                    and save and keep the Lessor  forever  harmless and
ACCIDENTS              indemnified  against and from any penalty or damages or 
                       charges imposed for any violation of any laws or
                       ordinances, whether occasioned by the neglect of Lessee
                       or those holding under Lessee, and that Lessee will at
                       all times protect, indemnify and save and keep harmless
                       the Lessor against and from any and all loss, cost,
                       damage or expense, arising out of or from any accident or
                       other occurrence on or about the Premises, causing injury
                       to any person or property whomsoever or whatsoever and
                       will protect, indemnify and save and keep harmless the
                       Lessor against and from any and all claims and against
                       and from any and all loss, cost, damage or expense
                       arising out of any failure of Lessee in any respect to
                       comply with and perform all the requirements and
                       provisions hereof.

                       The Lessee agrees at all times during the term of this
                       lease and any extension thereof, at Lessee's expense, to
                       maintain, keep in effect, furnish and deliver to Lessor
                       liability insurance policies in a form and with an
                       insurer satisfactory to Lessor providing statutory
                       worker's compensation insurance for Lessee's employees
                       and insuring both the Lessor and Lessee against all
                       liability for damages to person  


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                       or property in or about the leased premises in an amount
                       equivalent to One Million Dollars for injury to one
                       person, One Million Dollars for injuries arising out of
                       any one accident and not less than One Million Dollars
                       for damage to property, or a single combined limit of Two
                       Million Dollars bodily injury and property damage. All
                       such insurance shall insure performance by Lessee of the
                       indemnity provisions hereof.

NON-                   6. Except as provided by Illinois statute, Lessor
LIABILITY              shall not be liable for any damage occasioned by
OF LESSOR              failure to keep the Premises in repair, nor for
                       any damage done or occasioned by or from plumbing, gas,
                       water, sprinkler, steam or other pipes or sewerage or the
                       bursting leaking or running of any pipes, tank or
                       plumbing fixtures, in, above, upon or about Premises or
                       any building or improvement thereon nor for any damage
                       occasioned by water, snow or ice being upon or coming
                       through the roof, skylights, trap door or otherwise, nor
                       for any damages arising from acts or neglect of any
                       owners or occupants of adjacent or contiguous property.

WATER, GAS             7. Lessee will pay, in addition to the rent above 
AND ELEC-              specified, all water rents, gas and electric light 
TRIC                   and power bills taxed, levied or charged on the
CHARGES                Premises, for and during the time for which this 
                       lease is granted, and in case said water rents and bills
                       for gas, electric light and power shall not be paid when
                       due, Lessor shall have the right to pay the same, which
                       amounts so paid, together with any sums paid by Lessor to
                       keep the Premises in a clean and healthy condition, as
                       above specified, are declared to be so much additional
                       rent and payable with the installment of rent next due
                       thereafter.

REAL ES-               8. Lessee shall be responsible for and pay all real 
TATE TAXES             estate taxes which are assessed and payable on  the 
                       Premises which relate to Tenant's period of occupancy 
                       under this lease.

BUILDING               9. Lessee shall maintain on the buildings and
INSURANCE              other improvements that are part of the Premises a policy
                       of standard fire and extended coverage insurance for the
                       full insurable value of the Premises with a loss payable
                       clause in favor of Lessor as its interest may appear.
                       Lessee shall deposit such policies of insurance with
                       Lessor.

KEEP PRE-              10. Lessor  shall not be  obliged to incur any  expense  
MISES IN               for  repairing  any  improvements  upon said demised 
REPAIR                 premises or connected therewith,  and the Lessee at his 
                       own expense will keep all improvements in good repair
                       (injury by fire, or other causes beyond Lessee's control
                       excepted) as well as in a good tenantable and wholesome
                       condition, and will comply with all local or general
                       regulations, laws and ordinances applicable thereto, as
                       well as lawful requirements of all competent authorities
                       in that behalf. Lessee will, as far as possible, keep
                       said improvements from deterioration due to ordinary wear
                       and from falling temporarily out of repair. If Lessee
                       does not make repairs as required hereunder promptly and
                       adequately, Lessor may but need not make such repairs and
                       pay the costs thereof, and such costs shall be so much
                       additional rent immediately due from and payable by
                       Lessee to Lessor.



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ACCESS                 11. Lessee will allow Lessor free access to the Premises
TO PREMISES            for the purpose of examining or exhibiting the same, or 
                       to make any needful repairs, or alterations thereof which
                       Lessor may see fit to make.

ABANDON-               12. If Lessee shall  abandon or vacate the  Premises, or
MENT AND               if Lessee's  right to occupy the Premises be terminated  
RELETTING              by Lessor by reason of Lessee's  breach of any of the  
                       covenants  herein,  the same may be re-let by Lessor for 
                       such rent and upon such terms as Lessor may deem fit; and
                       if a sufficient sum shall not thus be realized monthly,
                       after paying the expenses of such re-letting and
                       collecting to satisfy the rent hereby reserved, Lessee
                       agrees to satisfy and pay all deficiency monthly during
                       the remaining period of this lease.

HOLDING                13. Lessee will, at the termination of this lease by 
OVER                   lapse of time or otherwise yield up immediate possession 
                       to Lessor, and failing so to do, will pay as liquidated
                       damages, for the whole time such possession is withheld,
                       the sum of Four Hundred Dollars ($400.00) per day; but
                       the provisions of this clause shall not be held as a
                       waiver by Lessor of any right of re-entry as hereinafter
                       set forth; nor shall the receipt of said rent or any part
                       thereof, or any other act in apparent affirmance of
                       tenancy, operate as a waiver of the right to forfeit this
                       lease and the term hereby granted for the period still
                       unexpired, for a breach of any of the covenants herein.

EXTRA FIRE             14. There shall not be allowed, kept, or used on the 
HAZARD                 Premises any inflammable or explosive liquids or
                       materials save such as may be necessary for use in the
                       business of the Lessee, and in such case, any such
                       substances shall be delivered and stored in amount, and
                       used, in accordance with the rules of the applicable
                       Board of Underwriters and statutes and ordinances now or
                       hereafter in force. Both parties understand that the
                       building has had and will continue to be used for
                       painting services and all such paint, solvents,
                       chemicals, and materials required for such services will
                       be present on the site.

DEFAULT BY             15. If  default  be made in the  payment  of the above  
LESSEE                 rent, or any part thereof, or in any of the covenants
                       herein contained to be kept by the Lessee, Lessor may at
                       any time thereafter at his election declare said term
                       ended and reenter the Premises or any part thereof, with
                       or (to the extent permitted by law) without notice or
                       process of law, and remove Lessee or any persons
                       occupying the same, without prejudice to any remedies
                       which might otherwise be used for arrears of rent, and
                       Lessor shall have at all times the right to distrain for
                       rent due, and shall have a valid and first lien upon all
                       personal property which Lessee now owns, or may hereafter
                       acquire or have an interest in, which is by law subject
                       to such distraint, as security for payment of the rent
                       herein reserved.

NO RENT                16. Lessee's covenant to pay rent is and shall be 
REDUCTION              independent of each and every other covenant of this
OR SET OFF             lease. Lessee agrees that any claim by Lessee against
                       Lessor shall not be deducted from rent nor set off
                       against any claim for rent in any action.



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RENT AFTER             17. It is further agreed, by the parties hereto, that 
NOTICE OR              after the service of notice, or the commencement of a
SUIT                   suit or after final judgement for possession of the
                       Premises, Lessor may receive and collect any rent
                       due, and the payment of said rent shall not waive or
                       affect said notice, said suit, or said judgement.

PAYMENT OF             18. Lessee will pay and discharge all reasonable
COSTS                  costs, attorney's fees and expenses that shall be made
                       and incurred by Lessor in enforcing the covenants and
                       agreements of this lease.

RIGHTS                 19. The rights and remedies of Lessor under this lease
CUMULATIVE             are cumulative. The exercise or use of any one or more
                       thereof shall not bar Lessor from exercise or use of any
                       other right or remedy provided herein or otherwise
                       provided by law, nor shall exercise nor use of any right
                       or remedy by Lessor waive any other right or remedy.

FIRE AND               20. In case the Premises shall be rendered untenantable
CASUALTY               during the term of this lease by fire or other casualty,
                       Lessor at his option may terminate the lease or repair
                       the Premises within sixty (60) days thereafter. If Lessor
                       elects to repair, this lease shall remain in effect
                       provided such repairs are completed within said time. If
                       Lessor shall not have repaired the Premises within said
                       time, then at the end of such time the term hereby
                       created shall terminate. If this lease is terminated by
                       reason of fire or casualty as herein specified, rent
                       shall be apportioned and paid to the day of such fire or
                       other casualty.

SUBORDINA-             21. This lease is subordinate to all mortgages which may
TION                   now or hereafter affect the Premises.


PLURALS;               22. The words "Lessor" and "Lessee" wherever herein
SUCCESSORS             occurring and used shall be construed to mean "Lessors"
                       and "Lessees" in case more than one person constitutes
                       either party to this lease; and all the covenants and
                       agreements contained shall be binding upon, and inure to,
                       their respective successors, heirs, executors,
                       administrators and assigns and may be exercised by his or
                       their attorney or agent.

SEVER-                 23. Wherever possible each provision of this lease shall
ABILITY                be interpreted in such manner as to be effective and 
                       valid under applicable law, but if any provision of this
                       lease shall be prohibited by or invalid under applicable
                       law, such provision shall be ineffective to the extent of
                       such prohibition or invalidity, without invalidating the
                       remainder of such provision or the remaining provisions
                       of this lease.

PURCHASE               24. Lessor agrees to provide Lessee an option to purchase
OPTION                 the premises under lease at any time of the Lessee's
                       choice for an amount equal to the higher of two
                       Appraisals from Appraisers of mutual choice of both
                       parties provided that the higher Appraisal is not more
                       than 110% of the lower Appraisal and provided further
                       that in no event shall the option price be less than
                       $1,250,000 plus the cost of the building addition and
                       building improvements contemplated by Section 25 hereof
                       (estimated at $500,000 for a total estimated floor option
                       price of $1,750,000). In the event that the higher
                       Appraisal is more 



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                       than 110% of the lower Appraisal, the Appraisers shall
                       select a third Appraiser and the option price shall be
                       the average of the two Appraisals which are closest to
                       each other (but not less than the floor option price
                       mentioned above).

BUILDING               25. Lessor agrees to pay for improvements to the existing
ADDITION               building located on the Premises in accordance with plans
                       and specifications to be submitted by Lessee and approved
                       by Lessor (at an estimated cost of $75,000) and a
                       building addition in accordance with plans and
                       specifications to be submitted by Lessee and approved by
                       Lessor (at an estimated cost of $425,000) with such
                       improvements to be constructed by a contractor selected
                       by the Lessee and approved by the Lessor. Where the
                       Lessor's approval is required herein, such approval shall
                       not be unreasonably withheld. At such time as the
                       building addition is sufficiently completed that the
                       Lessee begins occupancy of the Premises, the monthly
                       rental amount shall be increased by an amount determined
                       by multiplying the total cost of the improvements to the
                       existing building and the building addition including
                       construction period interest by 11% and dividing the
                       amount so determined by 12 to arrive at the monthly
                       rental adjustment. Lessor and Lessee also agree to
                       complete the Addendum attached hereto as Exhibit A to
                       document the rental adjustment.

RENT ESCA-             26. Lessor and Lessee agree that as of September 1, 1995
LATOR                  and on September 1 of each year thereafter during the
                       lease term, the monthly rental shall be increased. The
                       new monthly rental for each year shall be determined by
                       multiplying the monthly rental in effect at the end of
                       the immediately preceding lease year by 103% to arrive at
                       the monthly rental to be effective as of September 1 and
                       continuing for the next lease year.

EPA COM-               27. Lessor shall retain responsibility for the clean up
PLIANCE                of any environmental contamination which existed prior to
                       Lessee's occupancy of the Premises including any clean up
                       required in connection with the underground storage tanks
                       which were located on the Premises when leased to the
                       Lessee. Lessee shall assume responsibility to comply with
                       all EPA regulations going forward and shall be
                       responsible for any contamination or clean up required as
                       a result of the Lessee's business operations.

CATER-                 28. Both parties understand that should the Lessee's
PILLAR                 largest customer, Caterpillar, have a work stoppage,
STRIKE                 other than normal vacation, of any duration, that the
CLAUSE                 Lessee shall have the right to reduce its monthly lease
                       payment by 50% for 3 months. The amount of any rental
                       payment reductions pursuant hereto shall be due and
                       payable to Lessor 12 months following the end of the
                       reduction period.

WAIVER OF              29. Neither the Lessor nor the Lessee shall be liable to
SUBROGA-               the other for loss arising out of damage to or
TION                   destruction of the leased premises or the building or
                       improvement of which the leased premises are a part or
                       with which they are connected or the contents thereof,
                       when such loss is caused by any of the perils which are
                       or could be included within or insured against by a
                       standard form of fire insurance policy with extended
                       coverage, including all risk type form and sprinkler
                       leakage insurance, if applicable. All such claims for any




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<PAGE>   7

                       and all loss, however caused, are waived. Said absence of
                       liability shall exist whether or not the damage or
                       destruction is caused by the negligence or acts of either
                       Lessee or Lessor or by any of their respective agents,
                       servants, or employees. It is the intention and agreement
                       of the Lessor and the Lessee that the rentals reserved by
                       this lease have been fixed in contemplation that each
                       party shall fully provide his own insurance protection,
                       except as heretofore set forth, and that each party shall
                       look to his respective insurance carriers for
                       reimbursement of any such loss and that as a further
                       condition thereof no insurance carrier shall be entitled
                       to subrogation under any circumstances against any party
                       to this lease. Neither the Lessor nor the Lessee shall
                       have any interest or claim in the other's insurance
                       policy or policies, except as heretofore provided. The
                       foregoing release and waiver shall be in force only if
                       both releasers' insurance policies contain a clause that
                       such a release or waiver shall not invalidate the
                       insurance thereunder. Lessee agrees that all personal
                       property upon the premises shall be at the risk of the
                       Lessee only and Lessor shall not be liable for its damage
                       or theft regardless of the cause of such damage or theft.

     This lease consists of 7 pages numbered 1 to 7, and a one page Addendum,
identified by Lessor and Lessee.

     IN WITNESS WHEREOF, the parties hereto have executed this instrument as of
the Date of lease stated above.

LESSEE:  MORTON METALCRAFT CO.                LESSOR:  MORTON WELDING CO., INC.




By____________________________                By________________________________
  William D. Morton, President                  James A. Rinkenberger, President
















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<PAGE>   8
                                      
                                  Exhibit A
                                      
                                   ADDENDUM
                                      
Lessor and Lessee agree that the building addition contemplated by Section 25 of
the Lease Agreement between the parties dated September 1, 1994 was available
for occupancy by the Lessee on _____, 199___ and that the total cost of the
improvements to the existing building and the new addition was $____. 
Accordingly, as of ____, 199___, the monthly rental under the Lease Agreement 
shall increase by  $________________ per month from the previous monthly 
rental of $_______ per month to the new monthly rental of $per month. Further, 
the parties agree that the floor option price under Section 24 of the Lease 
Agreement shall be $______.

Dated this _____ day of ________________, 19___.
                       

LESSEE:  MORTON METALCRAFT CO.                LESSOR:  MORTON WELDING CO., INC.




By____________________________                By________________________________
  William D. Morton, President                  James A. Rinkenberger, President









<PAGE>   9

                    AMENDMENT TO INDUSTRIAL BUILDING LEASE


        MORTON WELDING CO., INC., as Lessor, and MORTON METALCRAFT CO., as
Lessee, entered into an Industrial Building Lease dated September 1, 1994 (the
"Lease") for the premises commonly known as 400 Detroit Street, Morton,
Illinois 61550.
        Pursuant to Section 25 of the Lease, the Lessor paid for improvements
to the existing building and the Lessor and the Lessee have now agreed on the
completion of the Addendum attached to the Lease as Exhibit A. In connection
with the completion of Exhibit A, however, the Lessor and the Lessee agree to
use a capitalization rate of 11-3/4% rather than the 11% provided in the Lease.
        Exhibit A attached hereto is hereby approved, authorized and ratified.
        Except as herein modified, the parties hereto do hereby ratify and 
confirm the Lease.
Dated as of this ____ day of May, 1995.

LESSEE:                                 LESSOR:

MORTON METALCRAFT CO.                   MORTON WELDING CO., INC.

By William D. Morton                    By James A. Rinkenberger
  --------------------------              -------------------------     
  William D. Morton, President             James A. Rinkenberger
                                           President
  President          
<PAGE>   10
                                   EXHIBIT A

                                    ADDENDUM

Lessor and Lessee agree that the building addition contemplated by Section 25
of the Lease Agreement between the parties dated September 1, 1994 was
available for occupancy by the Lessee on November 15, 1994 and that the total
cost of the improvements to the existing building and the new addition was
$746,779.00. Accordingly, as of November 15, 1994, the monthly rental under the
Lease Agreement shall increase by $7,312.22 per month from the previous monthly
rental of $12,055.86 per month to the new monthly rental of $19,368.07 per
month. Further, the parties agree that the floor option price under Section 24
of the Lease Agreement shall be $1,996,779.00.

Dated this ______ day of May, 1995.

LESSEE:  MORTON METALCRAFT CO.              LESSOR:   MORTON WELDING CO., INC.





By William D. Morton                        By James A. Rinkenberger
   --------------------------------            --------------------------------
   William D. Morton, President                James A. Rinkenberger, President