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                                                                 EXHIBIT (10)(N)

                                                                 September, 1999


                              427 TURNPIKE STREET
                              -------------------

                        INTERNATIONAL ELECTRONICS, INC.
                        -------------------------------

                                AMENDMENT NO. 3
                                ---------------

Reference is made to the Lease dated March 28, 1995 (the "Lease" by and between
427 Turnpike Street Realty Trust (hereinafter called the "Landlord", which
expression shall include its heirs, executors, successors and assigns where the
context so admits) of one part, and International Electronics, Inc., a
Massachusetts corporation (hereinafter called the "Tenant", which expression
shall include its successors and assigns or executors and administrators where
the context so admits) of the otherwise defined herein shall have the same
meaning herein as therein and Amendment No. 1 of said Lease and Amendment No. 2
of said Lease.

For good and valuable consideration, the receipt and legal sufficiency which is
hereby acknowledged, Lessor and Lessee hereby agree to amend to read as follows:

Sections 1(A), 5(C), 10(N) and 10(O) are hereby amended to read as follows:

1.  (A) SUBJECTS REFERRED TO;
        --------------------

LEASE TERM
OR TERM:     From February 1, 1999 through April 30, 2002.

FIXED RENT:  Fixed Rent shall be payable as follows: $6.00 per rentable square
             foot, triple net, for the first fourteen (14) calendar months of
             the Lease Amendment 3 Term, $6.50 per rentable square foot, triple
             net, for the next thirteen (13) calendar months and $7.00 per
             rentable square foot, triple net, for the final twelve (12)
             calendar months of the Lease Amendment Term. Fixed Rent shall be
             calculated on the aggregate square footage of the existing Premises
             of 20,740 square feet.

RENTABLE FLOOR AREA OF TENANT'S SPACE:  20,740 Square Feet.

OCCUPANCY:   The Tenant shall occupy it's former space of 15,540 Square Feet and
             in addition 5,200 Square feet of space formerly occupied by Alma
             Foods.

5.  (C) The Factor:  The factor shall be 51.2%
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10. (N) OPTION TO EXTEND
        ----------------

    Provided that Tenant is not then in default hereunder, Tenant shall have the
    option to
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    extend the term of this lease for an additional period of two (2) years from
    the end of the Amendment 3 term (i.e. April 30, 2002), and further,
    provided, however, that Tenant delivers written notice to Landlord of
    tenant's exercise of its option to extend on or before September 30, 2001
    (time being of the essence). Such extended term shall be on the same terms,
    conditions, and covenants of this lease, and amendments except that the
    Fixed Rent for the extended term shall be at a rate of $7.00 per square
    foot.

10. (O) SUBLETTING AND ASSIGNMENT
        -------------------------

    Tenant shall not sublet nor assign this lease, either voluntarily or by
    operation of law, (other than with a Person who is a Subsidiary Company or
    Affiliate of Tenant) without the prior written consent of Landlord, such
    consent shall not be unreasonably withheld. Landlord may withhold approval
    of any Subtenant if Tenant is in default under the Lease. Landlord hereby
    ratifies the existing occupancy arrangements between Tenant and Subtenants
    and any future extensions of the occupancy arrangements between Tenant and
    Subtenant within the lease term.

    If the Landlord consents to such sublease or assignment Tenant shall remain
    liable for the payment and performance of the terms and covenants of this
    Lease. Tenant agrees to disclose the terms of any sublease arrangement to
    Landlord prior to signing said sublease.

All other terms and conditions remain the same.  Executed as a sealed instrument
this 27th day of September, 1999.
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          LANDLORD: 427 Turnpike Street Realty Trust
                    --------------------------------

          BY:       /s/ Shawn Rand
                    --------------------------------
                    Shawn Rand, Agent


          TENANT:   International Electronics, Inc.
                    --------------------------------

          BY:       /s/ John Waldstein
                    --------------------------------
                    John Waldstein
                    By its President