AFTER RECORDING RETURN TO:

Suzanne H. Johnson, Esq.
Jenner & Block, LLC
One IBM Plaza
Chicago, Illinois 60611

PERMANENT INDEX NUMBER:

3216203013
3216203014

PROPERTY ADDRESS:

500 State Street
Chicago Heights, Illinois 60411

 -------------------------------------------------


                        EIGHTH AMENDMENT TO MORTGAGE AND
                         ASSIGNMENT OF RENTS AND LEASES

     THIS EIGHTH  AMENDMENT TO MORTGAGE AND ASSIGNMENT OF RENTS AND LEASES (this
"Instrument")  dated as of January 31, 2003 is between CFC  INTERNATIONAL,  INC.
(the  "Mortgagor"),   and  LASALLE  BANK  NATIONAL  ASSOCIATION  (f/k/a  LaSalle
Northwest National Bank), a national banking association (the "Mortgagee").

                                R E C I T A L S:

     A. The Mortgagor  executed a Mortgage (the "Mortgage")  dated June 10, 1986
and  recorded  on June 11, 1986 as  Document  No.  86236291 in the Office of the
Recorder  of  Deeds  of  Cook  County,   Illinois  (the  "Recorder's   Office"),
encumbering  certain  property  commonly  known  as 500  State  Street,  Chicago
Heights,  Illinois  and as more  particularly  described  in  Exhibit A attached
hereto (the "Premises").

     B.  The  Mortgagor   executed  an  Assignment  of  Rents  and  Leases  (the
"Assignment" and, together with the Mortgage, the "Collateral  Documents") dated
as of June 10, 1986 and  recorded on June 11, 1986 as Document  No.  86236292 in
the Recorder's Office and relating to the Premises.

     C. The Collateral Documents were amended pursuant to:

     (i) First Amendment dated May 4, 1987 and recorded in the Recorder's Office
on May 6, 1987 as Document No. 87244769;

     (ii)  Second  Amendment  dated  December  16,  1988  and  recorded  in  the
Recorder's Office on December 21, 1988 as Document No. 88587863;

     (iii) Third  Amendment  dated March 31, 1992 and recorded in the Recorder's
Office on May 5, 1992 as Document No. 92305060;

     (iv) Fourth  Amendment  dated June 1, 1996 and  recorded in the  Recorder's
Office on June 21, 1996 as Document No. 96479606;

<PAGE>

     (v) Fifth  Amendment  dated April 1, 1998 and  recorded  in the  Recorder's
Office on November 9, 1998 as Document No. 08010241;

     (vi) Sixth Amendment dated November 13, 1998 and recorded in the Recorder's
Office on July 20, 2000, 1998 as Document No. 00543598; and

     (vii) Seventh  Amendment  dated May 17, 2001 and recorded in the Recorder's
Office on May 25, 2001 as Document No. 0010448755.

     D.  Mortgagee  extended  to the  Mortgagor  a term loan (the "Term  Loan"),
pursuant to that certain Amended and Restated Loan and Security  Agreement dated
as of April 1, 1998, as amended,  the outstanding  principal amount of which was
$2,349,162 as of January 31, 2003.  The Term Loan bears  interest as provided in
the Loan Agreement (as defined  below) and is evidenced by that certain  Amended
and Restated Term Note dated January 31, 2003 (the "Term Note").

     E. Mortgagor and the Mortgagee  then entered into that certain  Amended and
Restated Loan and Security  Agreement  dated as of May 17, 2001 (as the same may
have been heretofore amended, restated,  supplemented or otherwise modified from
time to time, the "Loan Agreement"), pursuant to which the Mortgagee extended to
the Mortgagor,  among other things, (i) a revolving loan (the "Revolving Loan"),
the outstanding  principal amount of which is not to exceed $5,500,000,  bearing
interest as provided in the Loan Agreement and evidenced by that certain Amended
and Restated Revolving Note dated as of January 31, 2003 (the "Revolving Note");
and (ii) a second term loan (the "Second Term Loan"), the outstanding  principal
amount of which was  $4,806,574  as of January  31,  2003.  The Second Term Loan
bears  interest as  provided  in the Loan  Agreement  and is  evidenced  by that
certain  Amended and Restated  Second Term Note dated as of the date hereof (the
"Second Term Note,"  together  with the Term Note and the  Revolving  Note,  the
"Notes").

     F. Mortgagor  intends to enter into a First Amendment to the Loan Agreement
dated the date hereof (the "First Amendment")  pursuant to which Mortgagee will,
among other things,  (i) extend the maturity of the Revolving  Loan, (ii) extend
the  maturity  of the Term Loan and the  Second  Term  Loan,  (iii)  change  the
interest  rate payable on the Term Loan and the Second Term Loan and (iv) modify
certain other terms of the Loan Agreement.

     G.  Mortgagee  is willing to enter into the First  Amendment  only upon the
condition  that the  Mortgagor  execute and deliver this  Instrument in favor of
Mortgagee.

<PAGE>


     NOW, THEREFORE, FOR GOOD AND VALUABLE CONSIDERATION, the mutual receipt and
sufficiency of which are hereby  acknowledged,  Mortgagor and Mortgagee agree as
follows:

     1. Recitals.

     The  Recitals  set forth above are  incorporated  herein by this  reference
thereto as if fully set forth herein.

     2. Amendment to Mortgage.

     Effective as of the date hereof, the Mortgage shall be amended as follows:

     "Note". All references in the Collateral Documents to the "Note" or "Notes"
shall be deemed to be a reference to the Term Note,  the Revolving  Note and the
Second Term Note as defined herein and any  extensions  and renewals  thereof in
whole or in part.

     3. No Further Amendment.

     This  Instrument  is given  solely to amend and modify the  Mortgage as set
forth herein.  No further  amendment or  modification of the Mortgage is made or
intended,  and the respective  terms and provisions  thereof shall, as expressly
amended and  modified  hereby,  continue in full force and effect after the date
hereof. The warranties,  representations,  covenants and agreements contained in
the Mortgage as herein  expressly  amended,  are hereby  ratified,  approved and
confirmed in every  respect.  Mortgagor  also hereby (i) expressly  ratifies and
confirms, as of the date of the Mortgage and as of the date hereof, the grant by
Mortgagor of the liens,  charges,  security interests and encumbrances on and in
all of the property and interests in property  created or intended to be created
by the Mortgage, in each case as amended and modified hereby and (ii) represents
and warrants  that  Mortgagor  has not created or suffered or permitted to exist
any other lien,  charge,  security  interest or encumbrance  upon or in any such
property or interests in property  subsequent  to the  execution and delivery of
the  Mortgage,  other  than as  expressly  permitted  pursuant  to the terms and
provisions thereof.

     4. No Release.

     The indebtedness, liabilities and other Liabilities secured by the Mortgage
are  continuing  obligations  and nothing  contained  herein  shall be deemed to
release,   terminate  or  subordinate  any  lien,  charge,   security  interest,
assignment or other encumbrance created or evidenced thereby and all such liens,
charges,  security  interests,  assignments  and  encumbrances  and the priority
thereof shall relate back to the respective  recordation  dates for the Mortgage
as referenced herein. This Instrument is not intended and shall not be deemed or
construed to in any way effect the enforceability or priority of the Mortgage or
constitute  a novation,  termination  or  replacement  of all or any part of the
indebtedness, liabilities or other obligations secured thereby.

<PAGE>


     5. Successors and Assigns; Agents; Captions.

     The covenants and  agreements  contained  herein shall bind, and the rights
thereunder  shall inure to, the  respective  successors and assigns of Mortgagor
and Mortgagee. In exercising any rights under the Collateral Documents or taking
any actions  provided  for  therein,  Mortgagee  may act through its  employees,
agents or independent  contractors as authorized by Mortgagee.  The captions and
headings of the paragraphs of this Instrument are for  convenience  only and are
not to be used to interpret or define the provisions hereof.

     6. Recordation; Expenses.

     Mortgagor  shall cause this  Instrument  to be  recorded  in the  recording
office  applicable  to the  Mortgage  and/or  such  other  places as  reasonably
requested by  Mortgagee,  and Mortgagor  shall pay to Mortgagee  all  reasonable
expenses  incurred by Mortgagee in connection with the  preparation,  execution,
filing  and  recordation  of  this  Instrument,  including  without  limitation,
reasonable attorneys' fees.

     7. Counterparts.

     This  Instrument  may be executed  in any number of original  counterparts,
each of  which  when so  executed  shall be  deemed  to be an  original  for all
purposes,  and all  counterparts  shall  together  constitute  one and the  same
instrument.

     8. Governing Law; Severability.

     THIS  INSTRUMENT  SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE
INTERNAL LAWS OF THE STATE OF ILLINOIS,  EXCEPT THAT THE  PROVISIONS OF THE LAWS
OF THE  JURISDICTION  IN WHICH THE LAND IS LOCATED  SHALL BE  APPLICABLE  TO THE
CREATION, PERFECTION AND ENFORCEMENT OF THE LIEN CREATED BY THE MORTGAGE AND THE
EXERCISE OF REMEDIES HEREUNDER OR THEREUNDER MANDATORILY GOVERNED BY THE LAWS OF
THE  STATE  IN  WHICH  THE  LAND  IS  LOCATED.  THE  INVALIDITY,  ILLEGALITY  OR
UNENFORCEABILITY  OF ANY PROVISION OF THIS INSTRUMENT SHALL NOT AFFECT OR IMPAIR
THE VALIDITY, LEGALITY OR ENFORCEABLITY OF THE REMAINDER OF THIS INSTRUMENT, AND
TO THIS END, THE PROVISIONS OF THIS INSTRUMENT ARE DECLARED TO BE SEVERABLE.

                  -Remainder of Page Intentionally Left Blank-
                            [SIGNATURE PAGE FOLLOWS]


<PAGE>



     IN WITNESS WHEREOF, this Amendment has been duly executed as of the day and
year first above written.

LASALLE BANK NATIONAL                       CFC INTERNATIONAL, INC.
ASSOCIATION

By:___________________________                By:___________________________
Its:__________________________                Its:__________________________

This Document Prepared by:

Suzanne H. Johnson, Esq.
Jenner & Block, LLC
One IBM Plaza
Chicago, Illinois 60611



<PAGE>



STATE OF ILLINOIS          )
                           )       SS
COUNTY OF COOK             )

     I, the  undersigned,  a Notary Public in and for said County,  in the State
aforesaid do hereby certify that ___________________ of CFC INTERNATIONAL, INC.,
who is personally  known to me to be the same person whose name is subscribed to
the foregoing instrument as such __________________, appeared before me this day
in person and acknowledged  that he/she signed and delivered the said instrument
as his/her own free and  voluntary act and as the free and voluntary act of said
corporation, for the uses and purposes therein set forth.

     GIVEN under my hand and notarial seal this __ day of January, 2003.


                                                  --------------------
                                                     Notary Public

SEAL:


<PAGE>



STATE OF ILLINOIS          )
                           )       SS
COUNTY OF COOK             )

     I, the  undersigned,  a Notary Public in and for said County,  in the State
aforesaid,  do hereby certify that  ___________________ of LASALLE BANK NATIONAL
ASSOCIATION,  who is personally  known to me to be the same person whose name is
subscribed to the foregoing instrument as such  _____________________,  appeared
before me this day in person and  acknowledged  that he/she signed and delivered
the said  instrument  as his/her own free and  voluntary act and as the free and
voluntary act of said Bank, for the uses and purposes therein set forth.

     GIVEN under my hand and notarial seal this __ day of January, 2003.


                                               ------------------------
                                                      Notary Public

SEAL:


<PAGE>



                   EXHIBIT A TO SEVENTH AMENDMENT TO MORTGAGE
                               (Legal Description)

THOSE PARTS OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 16, TOWNSHIP 35
NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT IN THE EAST AND WEST CENTER LINE OF SECTION 16, TOWNSHIP 35
NORTH,  RANGE  14,  EST OF THE  THIRD  PRINCIPAL  MERIDIAN,  50 FEET  WESTWARDLY
MEASURED  ALONG SAID CENTER LINE FROM THE SOUTHEAST  CORNER OF THE NORTHEAST 1/4
OF SECTION  16;  THENCE  CONTINUING  WESTWARDLY  ALONG SAID EAST AND WEST CENTER
LINE,  557.73  FEET;  THENCE  NORTHWARDLY  PARALLEL  WITH THE EAST  LINE OF SAID
SECTION 16, A DISTANCE OF 162.00 FEET; THENCE EASTWARDLY PARALLEL WITH SAID EAST
AND WEST CENTER LINE, 92.00 FEET; THENCE NORTHWARDLY PARALLEL WITH THE EAST LINE
OF SAID SECTION 16, A DISTANCE OF 161.00 FEET; THENCE  EASTWARDLY  PARALLEL WITH
SAID EAST AND WEST CENTER LINE, 48.50 FEET; THENCE NORTHWARDLY PARALLEL WITH THE
EAST LINE OF SAID  SECTION 16, A DISTANCE  OF 230.30  FEET;  THENCE  EASTWARDLY,
PARALLEL WITH SAID EAST AND WEST CENTER LINE,  417.23 FEET;  THENCE  SOUTHWARDLY
PARALLEL WITH THE EAST LINE OF SAID SECTION 16, A DISTANCE OF 553.30 FEET TO THE
POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS.

        P.I.N. #: 3216-203013

COMMENCING  AT A POINT 1N THE EAST AND WEST CENTER LINE OF SECTION 16,  TOWNSHIP
35 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL MERIDIAN, 607.73 FEET WESTWARDLY
MEASURED  ALONG SAID EAST AND WEST CENTER LINE FROM THE SOUTHEAST  CORNER OF THE
NORTHEAST 1/4 OF SAID SECTION 16; THENCE NORTHWARDLY PARALLEL WITH THE EAST LINE
OF SAID SECTION 16, A DISTANCE OF 162.00 FEET; THENCE  EASTWARDLY  PARALLEL WITH
SAID EAST AND WEST CENTER LINE, 92.00 FEET;  THENCE  NORTHWARDLY,  PARALLEL WITH
THE EAST LINE OF SAID  SECTION  16, A  DISTANCE  OF 161.00  FEET TO THE POINT OF
BEGINNING  OF THE  HEREINAFTER  DESCRIBED  PARCEL  OF  LAND;  THENCE  EASTWARDLY
PARALLEL  WITH SAID EAST AND WEST CENTER LINE, A DISTANCE OF 48.50 FEET;  THENCE
NORTHWARDLY PARALLEL WITH THE EAST LINE OF SAID SECTION 16, A DISTANCE OF 230.30
FEET; THENCE WESTWARDLY  PARALLEL WITH THE EAST AND WEST CENTER LINE, A DISTANCE
OF 48.50 FEET;  THENCE  SOUTHWARDLY  PARALLEL WITH THE EAST LINE OF SAID SECTION
16, A  DISTANCE  OF  230.30  FEET TO THE  POINT OF  BEGINNING,  IN COOK  COUNTY,
ILLINOIS.

        P.I.N. #:3216203-014