Exhibit 10.13

                                      LEASE

This Lease made this 8th day of August,  1993,  by and  between,  QUALITY  DAIRY
COMPANY a Michigan Corporation,  having its principal offices at 111 W. Mt. Hope
Ave.,  Lansing,  MI 48910,  hereinafter  called "Landlord" and IMMACULATE EAGLE,
INC.  D.B.A.  TOTAL  FACILITIES  MANAGEMENT  a Michigan  Corporation  having its
principal  office at 13520  Bauer  Road,  Eagle,  MI 48822,  hereinafter  called
"Tenant".

                                   WITNESSETH:

1.       LEASED  PREMISES -  Landlord,  in consideration  of the rent to be paid
and  convenants  to be  performed by Tenant,  does hereby  demise and lease unto
Tenant,  and the Tenant  hereby  rents from  Landlord,  those  certain  premises
located at 2110 South  Washington  Ave.,  Lansing,  MI 48910  which  property is
legally described as:

                  See attached  Exhibit "A", "B", and "C", hereby made a part of
                  this lease document.

2.       TERM - The term of this Lease  shall commence  on January 1, 1994,  at
which  time  occupancy  shall  begin  and shall be for five (5)  year(s)  ending
December  31, 1998 at 12:00  midnight.  Tenant shall have the option to continue
and renew this lease under the following terms and conditions:

         1)       Tenant  must  notify  Landlord  ninety  (90) days  before  the
                  termination  of this lease of its  intention  to exercise  its
                  option to renew the same.

         2)       The  option to renew  this  lease  shall  be: No  options  to
                  renew. Tenant has right of first refusal to lease 13,050 sq.
                  ft.  "west  adjacent  space".  Tenant  has ten (10)  days to
                  accept our written proposal to lease.

3.       LEASE YEAR DEFINED - The term "lease year" as used herein shall be 
defined to mean a period of twelve (12) consecutive  calendar months.  The first
lease year shall being on the commencement  date of the term of this Lease. Each
succeeding  lease year shall commence on the anniversary date of the first lease
year.

4.       MINIMUM  ANNUAL RENT - Tenant  shall pay the Landlord as minimum rent 
during the term of this lease the sum of Forty Six Thousand Six Hundred  Forty &
00/100  ($46,640.00)  Dollars  annually which is to be paid at the rate of Three
Thousand  Eight Hundred  Eighty Six and 66/100  ($3,886.66)  Dollars  monthly in
advance on the first day of each month.  This minimum rent is  calculated at the
rate of $2.12 per square feet for the 22,000 leaseable square feet.

                  Tenant  shall  pay -0-  security  deposit.  
                  Tenant  shall  pay $3,886.66  first  months rent 
                  Tenant shall pay -0- last months rent

5.       deleted.

6.       USE OF PREMISES - Tenant shall use premises  for General  offices,
showroom,  storage and reconditioning of office furniture.  Tenant shall conduct
no other business from the premises.  Tenant must 

<PAGE>


notify  Landlord in writing of any  intended  change in use at least thirty (30)
days prior to such change in use and Tenant  shall not make such change  without
Landlord's   written  permission  which  permission  will  not  be  unreasonably
withheld. There shall be no storage of toxic substances within the leased area.

7.       MAINTENANCE - Tenant shall be liable for the removal of its trash, 
interior  cleaning and cleaning of the exterior  grounds  within fifty (50) feet
radius of the leased premises.

8.       PARKING AREA - Tenant,  its employees and agents shall restrict their 
parking of any vehicle  only to that area  designated  by the  Landlord for such
parking.  Tenant  shall be  responsible  for the snow  removal  and  cleaning of
parking area.

9.       LIABILITY INSURANCE - Tenant shall procure and keep in force, during 
the term of this  lease,  a policy  of  public  liability  and  property  damage
insurance  with  respect  to the  leased  premises  and any  foreseeable  damage
resulting  from  Tenants  occupancy  of the leased  premises.  The amount of the
insurance shall not be less then  $250,000.00  per accident or occurrence,  with
property damage coverage of at least  $500,000.00.  Landlord shall be named as a
beneficiary on this insurance.

10.      REPAIR AND MAINTENANCE - Landlord agrees during the term of this Lease,
at Landlord's cost and expense, to properly maintain and make necessary exterior
walls and structural portions of the leased premises.  Tenant agrees to maintain
and  repair,  ceilings,  floor  cover,  wall  finish,  glass  windows and doors,
Heating,  Ventilating,  Air Conditioning System, rest rooms.  Landlord agrees to
maintain all utility  connections from the exterior walls of the premises to the
utility  connections.  Tenant agrees to maintain and repair all utility systems,
pipes,  lines,  etc.  on the  interior  of the leased  premises at his own cost.
Landlord  agrees to maintain the parking  lots and  landscaping.  Landlord  will
repair all nontenant  utility  connections in the leased premises unless damages
by tenant.

11.      FIRE OR CASUALTY - If the leased  premises  shall be damaged or 
destroyed in whole or in part by fire, the elements or other casualty during the
term hereof,  Landlord  shall,  at its own cost and expense  promptly repair and
restore the entire  leased  property to a condition  substantially  equal to the
condition of the leased property before the damage.  The minimum rents,  and all
other  charges  shall abate from the date of such  damage  until the date thirty
(30) days after the date the  Landlord  shall have  repaired  and  restored  the
leased premises as outlined.

In the event the Landlord has not completed the repairs and  restoration  of the
leased premises within three (3) months after the date of the damage, the Tenant
at its option,  may cancel and  terminate  this Lease upon ten (10) days written
notice.

12.      EMINENT DOMAIN - If the whole of the leased premises shall be taken for
any public or quasi-public  use under any statute or by right of eminent domain,
then this Lease shall automatically  terminate as of the date the title shall be
taken.  If any part of the leased  premises shall be taken so that it interferes
with the right of Tenant in carrying out its general  business,  then the Tenant
shall  have the right to  terminate  this Lease upon  thirty  (30) days  written
notice to Landlord  giving within ninety (90) days after the date of such taking
and upon  termination  the  parties  hereto  shall be  released  from all  their
respective  obligations  hereunder.  Landlord  shall be  entitled  to claim  all
damages and award for damages and all  compensation  for the diminution in value
of the fee of the leased premises.

13.      RE-RENTING - Tenant hereby agrees that for a period  commencing  sixty
(60) days prior to the  expiration  of this Lease,  Landlord may show the leased
premises to prospective tenants during Tenant's normal business hours.

                                       2
<PAGE>

14.      HOLDING OVER - In the event Tenant holds over after the  expiration  of
the term of this Lease, including any extensions thereof, thereafter the tenancy
will be deemed to be from month to month at the rents  specified  (prorated on a
monthly  basis)  and  shall  otherwise  be on the terms  and  conditions  herein
specified as applicable.

15.      UTILITIES  AND TAXES - Tenant shall be  responsible  for the payment of
all utility costs and personal  property  taxes.  Landlord shall pay annual real
estate taxes assessed against this property when due.

16.      TENANT'S  DEFAULT - Tenant shall be deemed in default for failure to 
timely pay the rent or other  charges  due  hereunder.  After  seven day written
notice of these  charges  has been  given to Tenant  and the  allotted  time for
payment has lapsed and Tenant has failed to correct the default,  Landlord shall
be  entitled  to start  eviction  procedures  for the removal of Tenant from the
leased premises.  Tenant shall be deemed to be in default of other provisions of
this Lease if written  notice of such  violation has not been  corrected  within
thirty (30) days of the date such written notice is given to Tenant.

17.      RIGHT TO RE-ENTER - In the event any rent shall be due and unpaid,  and
such default shall not have been cured after written  notice and within the time
herein provided, or if the leased premises shall be abandoned,  then it shall be
lawful for Landlord,  its certain attorney,  representative or assigns, upon ten
(10)  days  written  notice to  Tenant,  to either  terminate  this  Lease or to
lawfully re-enter into and repossess the leased premises and Tenant and each and
every occupant to remove and put out.

18.      ASSIGNMENT - Tenant may not assign this Lease or any interest in it
without the prior  written  approval of  Landlord,  which  approval  will not be
unreasonably withheld.

19.      CONDITION OF PREMISES UPON  TERMINATION  - At the  expiration of this
Lease Tenant will quit and surrender the leased  premises in as good a condition
as it was when entered into.

20.      IMPROVEMENTS  - Tenants may not alter,  make  improvements  or change 
the property or its improvements, without the prior approval of Landlord.

21.      SUCCESSORS  - All rights and  liabilities  herein given or imposed upon
the   parties   hereto   shall   extend  to  and  bind  the  heirs,   executors,
administrators, successors and assigns of the said premises.

22.      ENTIRE AGREEMENT - This Lease and the Exhibits  attached  hereto,  set
forth all the covenants, promises, agreements,  conditions and understandings of
the parties hereto and there exist no other oral or written covenants, promises,
agreements, conditions or understandings between them. No change or amendment to
the Lease can be made or be binding  unless it is in writing  and signed by both
parties.

23.      PARTIAL INVALIDITY - The invalidity or  unenforceability of any 
provision  of this Lease  shall not effect or impair the  validity  of any other
provision. The Lease shall be governed by the laws of the State of Michigan.

24.      NOTICE - Any notice, demand, request, or other instrument which may be
or is  required  to be given  under  this lease  shall be sent by United  States
certified  mail,  return receipt  requested,  postage  prepaid to the respective
parties at the addresses given hereto or in this Lease.

                                       3
<PAGE>

25.      ARBITRATION  - Should there be a conflict arise out of this lease,  the
parties hereto agree to submit such conflict to arbitration for settlement.

26.      That the  premises  have  been  examined  and have  been  received  in
good condition and further agrees to maintain the premises in the same condition
as when  received  and will not allow any  waste,  misuse or  neglect  or should
waste,  misuse or neglect occur on the leased premise,  that the  responsibility
therefore shall be that of the Lessee, unless damage occurs through the fault of
the Lessor.

27.      Tenant will inform landlord in writing within 30 days of commencement
of the lease of any defects in the  operation  of the air,  heat,  electric  and
plumbing. Landlord will bring these systems into good operating condition within
seven days of receipt of tenants written correspondence.

28.      Landlord reserves one loading dock for movement of materials from the 
basement or second floor.

29.      Tenant agrees to effectively  prevent odors from vaporized paints,  
solvents or other materials used in the  restoration of office  furniture or any
other  operations  in the leased  premises to  contaminate  the air space in any
building area above,  below or to the sides of the leased premises.  Tenant will
reimburse  landlord  or its  tenants  for  loss  due to the  violation  of  this
provision.

30.      Landlord  will  blacktop  additional parking area for tenants employees
if required to do so by City of Lansing. Blacktop cost to be paid by landlord.

31.      For office  improvements  Tenant  will pay in addition  to  warehouse
rent  $1.50 per sq. ft. per year for four  years.  Starting  January 1, 1998 the
office rate will be 50(cent)  per sq. ft. per year in addition to the  warehouse
rate then in effect.

32.      For  showroom  improvements  Tenant will pay in addition  to  warehouse
rent 50(cent) per sq. ft. per year for four years.  Starting January 1, 1998 the
showroom rate will return to the warehouse rate then in effect.

33.      Landlord will pay from invoices provided by vendors of tenant a maximum
of $40,000.00 in  improvements to the leased premises as agreed to. Tenant shall
contract  for  all  improvements   including  the  obtaining  of  all  necessary
governmental  approvals.  Landlord will not pay for labor  provided by Tenant or
its employees for the improvements. No approved sanitary sewer exists at or near
the east wall of the leased  premises  and  Landlord is not  required to provide
such a sanitary sewer.

34.      All exterior  windows,  steps and ramps added to the leased premises 
must be done in a tasteful and workmanlike  manner which meets with the approval
of the Landlord.

35.      Monthly warehouse rental schedule:
                  January 1, 1994             $2.12 sq. ft
                  January 1, 1995              2.22 sq. ft.
                  January 1, 1996              2.32 sq. ft.
                  January 1, 1997              2.42 sq. ft.
                  January 1, 1998              2.52 sq. ft.

36.      December 1993 warehouse rent shall be One Thousand Nine Hundred Forty 
Three and 33/100  ($1,943.33)  Dollars.  Tenant may have use of leased  premises
from October 1, 1993.

37.      Flexible short term use of additional space shall be at the same rate 
in effect for the leased area.

                                       4
<PAGE>

38.      Retention  of Right of First  Refusal on west adjacent space by Tenant.
Tenant shall pay Landlord the following fees:

                  January 1, 1997        $13,833
                  January 1, 1998        $13,833
If the above  payments are not received by the due date it is agreed that Tenant
shall have no right to first refusal of the additional area.

39.      Lease  cancellation  provision.  Tenant may cancel this lease after 
December 31, 1996 or December 31, 1997 upon the following conditions:

         1.       Written notice of lease  cancellation  and $10,750.00 is 
                  received by the Landlord  before October 1, 1996.  This action
                  would cancel the lease as of December 31, 1996.
         2.       Written  notice of lease  cancellation  and $6,250.00 is 
                  received by the Landlord  before October 1, 1997.  This action
                  would cancel the lease as of December 31, 1997.

40.      Landlord shall install one 250 watt light fixture for ever 800 sq. ft.
of leased space.

IN WITNESS  WHEREOF,  Landlord  and Tenant have  signed  their names and affixed
their seals (if any) as of this day and year first above written.


In the Presence of:                    Landlord



                  /s/                  BY:                      /s/
---------------------------------          ------------------------------------
                  /s/                  ITS:                     /s/
---------------------------------          ------------------------------------

                                       Tenant


                  /s/                  BY:                      /s/
---------------------------------          ------------------------------------
                  /s/                  ITS:                     /s/
---------------------------------          ------------------------------------



                                       5
<PAGE>






                                   EXHIBIT "A"


                              CERTIFICATE OF SURVEY


LEGAL DESCRIPTION:

         PARCEL 1: That part of the NW 1/4 of  Section  28,  T4N,  R2W,  Lansing
         Township,  Ingham  County,  Michigan,  described as:  Commencing at the
         North 1/4 corner of Section 28, I4N,  R2W;  thence  S89(Degree)10'00"E,
         59.94 feet along the North line of said Section 28 to the centerline of
         South  Washington  Avenue (66 feet  wide);  thence  S31(Degree)56'55"W,
         633.80 feet along said centerline; thence 89(Degree)10'00"W, 38.55 feet
         to the Northwesterly  right of way line of said South Washington Avenue
         and  the  point  of  beginning  of  this  legal   description;   thence
         S31(Degree)56'55"W,  411.06  feet along said right of way line;  thence
         N89(Degree)10'00"W, 1019.17 feet to the Southeasterly right of way line
         of  the  New   York   Central   Railroad   (66   feet   wide);   thence
         N53(Degree)59'45"E,  884.33  feet along said right of way line;  thence
         S89(Degree)10'00"E, 256.30 feet; thence S80(Degree)50'60"W, 178.28 feet
         along  a line  which  is an  extension  of and is the  East  side  of a
         foundation wall to the South side of a foundation wall, said wall being
         on the North side of Open  Courtyard  No. 1 thence  S89(Degree)10'00"E,
         267.5 feet along said  South  side of said North  courtyard  wall,  its
         extension to the point of beginning.  Contains 8.730 acres (380,290 Sq.
         Ft.).


<PAGE>


                                   EXHIBIT "C"


Space  located  on the  first  floor of 2110  South  Washington  Ave.,  Lansing,
Michigan  containing  37,940 gross square feet of floor area being 271 feet East
and West by 140 feet  North  and  South,  from  which  the  following  areas are
excluded and reserved by Landlord for use by Landlord and/or other Tenants:

          A.       Basement ramp (12'x100')                   1,200 sq. ft.
          B.       Third floor ramp (12'x40')                   480 sq. ft.
          C.       Third floor staging area (20'x40')           800 sq. ft.
          D.       Building #60 ramp area (20'x20')             400 sq. ft.

for an excluded and reserved area totaling  2,880 sq. ft. which results in a net
leaseable  area of  35,060  sq.  ft. A sketch  of this  leased  area is shown on
Exhibit "B" being a part of and attached hereto.


<PAGE>


                                  July 29, 1993






Additional notice on utilities:

Electrical use is billed at $.049 K.W.H.

Water and Sewage charges will be a minimum of $60.00 per month for five people.

Fire Protection Cost - each riser monthly is $26.29, you have use of 4 risers or
$105.12 per month.

Water for fire risers if $28.20 per month.

Snow Plowing could be $40 - $50 per occurrence.

<PAGE>


                           [QUALITY DAIRY LETTERHEAD]
                              111 W. Mt. Hope Ave.
                                Lansing, MI 48910


                                                    July 5, 1994







Total Facilities Management
Attn:  Paul Covert
2100 S. Washington Ave.
Lansing, MI  48910

Dear Paul,

         During a meeting  with Todd  Thoman on June 22, 1994 it was agreed that
T.F.M.  would hire in its own snow plowing contractor for the 1994-95 season and
into the future.  The reason for this is to allow you to directly  have  control
over the  snowplowing  and  among  other  reasons  avoid  overcharges  from your
landlord.

         The East end of the  parking  lot on the North side of the  building is
your responsibility along with the drive and parking lot along 66% of south wall
of 2120 South  Washington.  Please avoid piling snow on other adjacent areas. If
you have any questions do not hesitate to call.

                                                  Sincerely,

                                                  /s/ Alan S. Martin

                                                   Alan S. Martin

<PAGE>


                                   ADDENDUM #2

This shall serve as an agreement to change the leased area of a lease originally
signed August 8, 1993 for a 35,050 sq. ft. portion of a building located at 2110
South Washington Avenue, Lansing, Michigan, 48910, between Quality Dairy Company
as Landlord and Immaculate Eagle,  Inc., D.B.A.  Total Facilities  Management as
Tenant.

1.       This addendum shall be effective May 1, 1995.

2.       The minimum annual rent shall be calculated as follows:

  35,050 Sq. Ft.     Main Floor      at $2.22 sq. ft.      $  77,811.00 per year
   3,000 Sq. Ft.     Office use      at $1.50 sq. ft.      $   4,500.00 per year
   1,500 Sq. Ft.     Showroom        at $ .50 sq. ft.      $     750.00 per year
  24,480 Sq. Ft.     Basement        at $1.11 sq. ft.      $  27,172.80 per year

                              Total per year               $ 110,233.80

                              Total per month              $   9,186.15

3.       Paragraphs 37 and 38 of the lease are cancelled and of no effect.

4.       Parking for tenant is described as:

         A.       35 employee parking spaces
         B.        5 customer parking spaces
         C.        5 truck or trailer parking spaces

         All  Tenants  parking  for  employees  is to the  South  of 2120  South
         Washington Ave.

         Any additional  parking spaces needed by Tenant are at Tenants expense.
         This would mean either the Tenant  procuring  this  additional  parking
         space off site or the Landlord doing so and billing the Tenant for such
         additional costs on a monthly basis. Landlord shall not bill Tenant for
         on site available parking.

5.       Landlord  grants Tenant the right of first  refusal to lease an  
         additional  14,520 sq. ft. in  basement of 2110 South  Washington  and
         32,000 sq. ft. in basement of 2100 South  Washington  Ave.  This right
         must be exercised within ten (10) day of notification by Landlord. Any
         partial  lease of space by Tenant  shall not  terminate  this right of
         first refusal.

6.       Landlord  reserves a 3,200 sq. ft. area in the North East corner of the
         basement of 2110 South  Washington  Ave. for access to various utility
         connections.

7.       Tenant shall become current on all rents and utilities due Landlord by
         May 1, 1995.

8.       Basement  space cost of living  $.03 sq. ft. per year due yearly.  The
         first  increase  shall be due January 1, 1997.

<PAGE>

9.       All  storage of  products in  basement  are on pallets or any other 
         material raised 2 inches or more off floor.

10.      Landlord shall make a continuing reasonable effort to eliminate storm 
         drainage overflow in basement.

11.      The rental  rate of the basement area of 2100 and 2110 South Washington
         shall be $1.11 Sq.  Ft.  for the  32,000  sq.  ft.  and 14,520 sq. ft.
         areas.

12.      Use of one common  truck dock to North of  basement  area shall be made
         available to Tenant. This dock area is not under lease to Tenant, it is
         a non-dedicated common use dock.

13.      Landlord will change locks in basement area.

14.      Landlord will paint walls and ceiling,  provide one 8 ft.  fluorescent
         light  fixture  for each 400 sq. ft. of  basement  and West main floor
         space of  approximately  12,000  sq.  ft.  Ramp to  basement  shall be
         lighted with four florescent fixtures.

15.      Landlord shall power wash basement floor.

16.      Landlord  shall  install two (2) 8,000 CFM exhaust  fans on North wall
         of basement if existing fans prove inadequate.

17.      Ramp repairs made by Landlord will allow the use of the ramp by fork 
         trucks.

18.      Occupancy  and rent shall start May 1, 1995.  Alterations  and repairs
         will be completed by Landlord on or before May 12, 1995.

19.      Landlord  will install a metal fence in basement  raceway so as to 
         restrict  Tenant access to the building at 2100 S. Washington Avenue.

20.      Landlord  shall install a metal door (86" tall by 8' wide) to the North
         of the leased  space in the entry way to the basement  raceway.  Tenant
         shall keep this door locked except when  actively  loading or unloading
         freight.


Witness for Landlord                             QUALITY DAIRY COMPANY



            /s/                                        /s/
------------------------------               ----------------------------------



Witness for Tenant                               IMMACULATE EAGLE, INC.



            /s/                                        /s/
------------------------------               ----------------------------------

<PAGE>

                                   ADDENDUM #3


This shall serve as an agreement to change the leased area of a lease originally
signed August 8, 1993 for a 35,050 sq. ft. portion of a building located at 2110
South Washington Avenue, Lansing, Michigan, 48910, between Quality Dairy Company
as Landlord and Immaculate Eagle,  Inc., D.B.A.  Total Facilities  Management as
Tenant.

1.       This addendum shall be effective December 1, 1995.

2.       The minimum annual rent shall be calculated as follows:

       35,050 Sq. Ft.     Main Floor     at $2.22 sq. ft.   $77,811.00  per year
        3,000 Sq. Ft.     Office Use     at $1.50 sq. ft.    $4,500.00  per year
        1,500 Sq. Ft.     Showroom       at $ .50 sq. ft.      $750.00  per year
       32,100 Sq. Ft.     Basement       at $1.11 sq. ft.   $35,631.00  per year
                                                             ---------

                      Total per year                       $118,692.00

                      Total per month                        $9,891.00

3.       The basement  floor area at 2110 South  Washington  Ave.,  Lansing,  MI
         contains 37,940 gross square feet of floor area being 271 feet East and
         West by 140 feet North and South.

         The North East floor area  measuring  40 feet North and South by 110 
         feet East and West  containing  4,880 sq. ft. is excluded from the 
         leased area.

         The ramp on North  wall  being an area 12 feet by 80 feet  containing
         960 sq.  ft. is for  Tenant use but excluded from the leased area.


Witness for Landlord                        QUALITY DAIRY COMPANY


    /s/ Jean M. Holda                               /s/ Alan L. Martin
------------------------------               ----------------------------------


         Martin



Witness for Tenant                           IMMACULATE EAGLE, INC.



   /s/ Deborah Graham                             /s/ Todd   Thomann
------------------------------               ----------------------------------

<PAGE>


                                   ADDENDUM #4

This shall serve as an agreement to change the leased area of a lease originally
signed August 8, 1993 for a 35,050 sq. ft. portion of a building located at 2110
South Washington Avenue, Lansing, Michigan, 48910, between Quality Dairy Company
as Landlord and Immaculate Eagle,  Inc., D.B.A.  Total Facilities  Management as
Tenant.

1.       This addendum shall be effective April 1, 1997.

2.       The minimum annual rent shall be calculated as follows:

       35,050 Sq. Ft.    Main Floor      at $2.42 sq. ft.   $84,821.00  per year
        3,000 Sq. Ft.    Office Use      at $1.50 sq. ft.    $4,500.00  per year
        1,500 Sq. Ft.    Showroom        at $ .50 sq. ft.      $750.00  per year
       32,100 Sq. Ft.    Basement        at $1.14 sq. ft.   $36,594.00  per year
       32,000 Sq. Ft.    Basement        at $1.14 sq. ft.   $36,480.00  per year
        8,000 Sq. Ft.    Main Floor      at $3.00 sq. ft.   $24,000.00  per year
                                                            ----------

                     Total per year                        $187,145.00

                     Total per month                        $15,595.00

Note:  April 1997 rent shall be $13,595.00.

3.       The basement floor area at 2100 South  Washington Ave.,  Lansing,  MI
         contains  32,000  gross  square feet of floor area being 320 feet East
         and West by 100 feet North and South.  Cost of living is .03(cent) sq.
         ft. per year.

         The Main Floor Receiving Area at 2100 South  Washington Ave.  measures
         100 feet North and South by 80 feet East and West containing 8,000 sq.
         ft. Cost of living is .10(cent) sq. ft. per year.

         The Main Floor Raceway at 2100 S.  Washington  Ave.  being an area 160
         feet by 40 feet may be used by Tenant to move  materials  to  adjacent
         leased areas.

4.       Landlord will paint basement area, sweep floors,  and install one 
         fluorescent  light  fixture for every 400 sq. ft. Tenant shall install
         floor sealer on basement floor of 32,000 sq. ft. area..

5.       Occupancy of basement area subject to rights of existing Tenants in 
         possession.

6.       Tenant  agrees  to pay all  rents  and  utility  payments  when  due.  
         Rent payable first day of month, utilities 30 days from invoice date.