L E A S E A G R E E M E N T
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          THIS LEASE AGREEMENT made and entered into this 15th day of December
1999,  by and  between  the  Residuary  Trust U/W Leroy E.  Dettman  hereinafter
referred  to as  "LESSOR",  and Geo-Tec  Thermal  Generators,  Inc.  hereinafter
referred to as "LESSEE".


                                   WITNESSETH


          WHEREAS,  LESSEE  desires  to lease  from  LESSOR  part of a  building
located at 1615 S. Federal Highway,  Palm Beach County,  Boca Raton,  Florida on
lands owned by LESSOR. Specifically 2654 square feet on the 1st floor.


          NOW,  THEREFORE,  for and in  consideration of the premises and of the
          covenants and agreements herein  contained,  the parties hereto hereby
          obligate themselves as follows:

ARTICLE I - BUILDING;

Located at 1615 S. Federal Highway, Boca Raton, FL 33432.


ARTICLE II - COVENANT OF LESSOR:

          LESSOR  covenants  for it or  anyone  claiming  by,  through  or under
          LESSOR,  that it will put LESSEE in actual  possession  of the demised
          premises as improved  and that  LESSEE,  on paying the said rental and
          performing  the covenants  herein agreed by it to be performed,  shall
          and may  peaceably  and  quietly  have,  hold and occupy  the  demised
          premises for the term of this Lease. No substantial  renovations shall
          be made without the written approval and consent of LESS0R.

ARTICLE III -TERM:

          LESSEE is to have the premises  herein  described,  together  with the
          building related improvements to be constructed thereon, for a term of
          five (5) years beginning on February 1st, 2000.

ARTICLE IV - RENT:

          In consideration of the leasing of the aforesaid premises, LESSEE does
          hereby  covenant  and agree with  LESSOR to pay rental in the  sum  of
          ($318,480.00 ) THREE HUNDRED EIGHTEEN THOUSAND FOUR HUNDRED AND EIGHTY
          DOLLARS.  Said rental shall be payable  monthly in advance at the rate
          of $5308.00  per month plus Sales Tax.  Monthly  installments  of rent
          being paid  simultaneously with the execution of this Lease Agreement,
          and  thereafter  commencing  on the first day of  February,2000.  Said
          total rent of  ($318,480.00)  THREE  HUNDRED  EIGHTEEN  THOUSAND  FOUR
          HUNDRED AND EIGHTY  DOLLARS  reserved and agreed to be paid under this
          Lease  shall  be paid in  lawful  currency  of the  United  States  of
          America.

         The annual  rental  herein  provided  to be paid by LESSEE  unto LESSOR
shall  be  subject  to  increase  in  accordance  with  the  provisions  of this
paragraph.  In computing said increase,  it is agreed that,  beginning  February
1st, 2001 and each one year  thereafter,  the rent shall increase a fixed amount
of 3%. The increases in rent are as follows:
          February  1st,  2001 monthly rent shall  increase to $5407.24 plus tax
          per month.
          February  1st,  2002 monthly rent shall  increase to $5631.26 plus tax
          per month.
          February  1st,  2003 monthly rent shall  increase to $5800.19 plus tax
          per month.
          February  1st,  2004 monthly rent shall  increase to $5974.20 plus tax
          per month.

          Increases  of 3% per year will also apply to the option  years of this
          lease if said option is executed.

         Time is of the  essence in respect  to rent and any  payment  due under
this Lease.  All rents and other payments  required to be paid by the LESSEE are
due on the first day of the month,  and shall be subject to a 5% late  charge if
not  received  by the LESSOR on or before  the 7th day of the month.  The LESSEE
agrees to pay all costs and expenses,  together with reasonable attorney's fees,
which may be  incurred  by the  LESSOR in  enforcing  the terms,  covenants  and
conditions of this Lease, whether by suit or otherwise.

<PAGE>


ARTICLE V - ADDITIONAL RENT, DEFINITIONS

             Terms and  conditions  of this  article have been deleted from this
lease.

ARTICLE VI-PAYMENT OF REAL ESTATE TAXES AND ASSESSMENTS:
--------------------------------------------------------

         It is the  understanding  and agreement of the parties  hereto that all
real estate taxes and assessments will be paid by LESSOR during the initial term
of this Lease and any extension or renewal thereof.  LESSOR shall pay such taxes
each year prior to the time they become delinquent.


ARTICLE VII - OTHER TAXES:
-------------------------
        The LESSEE  agrees that  during the term of this Lease or any  extension
thereof, it will pay to the public officers charged with the collection thereof,
any "use" or "sales" tax that might be imposed by any governmental  body against
the LESSEE by reason of the  occupancy  of the demised  premises  and payment of
rental  therefor by the LESSEE;  and LESSEE further  covenants and agrees to pay
such tax or taxes  prior to the same  becoming  delinquent  and to furnish  unto
LESSOR evidence of such payment. In the event LESSEE should fail to pay such use
or sales taxes, then the LESSOR,  at its sole option,  may pay said tax or taxes
and the amount so paid by LESSOR shall be added to and become  additional rental
to be paid by LESSEE  unto  LESSOR.  LESSEE  shall have the option of paying any
such use or sales tax directly to the governmental body assessing the same or to
the LESSOR.  In the event the same are paid to the LESSOR,  it shall be LESSOR'S
obligation to pay the same to such governmental body.

ARTICLE VIII - INSURANCE:
------------------------
        At all times during the term of this Lease, the following insurance will
be maintained in the name of the LESSOR:

1. "All Risk" insurance in an amount equal to the full replacement  value of the
LESSOR'S  improvements on the demised  premises.  The value of the  improvements
will exclude the cost of foundations, underground piping and/ or wiring, outside
paving and  landscaping.  Such  insurance  shall  include the  "Inflation  Guard
Endorsement"  or  shall  be  adjusted  annually  to  reflect  the  then  current
construction costs.

2. Rent insurance on an "All Risk" basis in an amount equal to 75% of the annual
rent plus the sum of the annual taxes and insurance.

3. "Lessors Risk Only" liability insurance covering both bodily injury liability
and property damage liability with a combined single limit of $1,000,000.00  for
each occurrence.

        The insurance will be subject to the  requirements of any  institutional
first mortgagee, including, but not limited to, Federal Flood Insurance.

        This insurance will be maintained with insurance  companies licensed and
qualified   to  do  business  in  the  State  of  Florida  and  have  a  general
policyholders'  rating  of A or  A+  and  a  financial  rating  of  class  XV as
established by A.M. Best Company of Oldwick, New Jersey.

        It is understood  and agreed that this insurance does not cover LESSEE'S
property - real or personal - in any way.

        LESSOR and LESSEE  each waive any  against  each other for any damage to
property  subject  to  insurance.  Each  party  agrees  to  obtain a  waiver  of
subrogation from its insurance carrier permitting this waiver.

ARTICLE IX - HOLD HARMLESS:
--------------------------
        The LESSEE  covenants and agrees with LESSOR that during the entire term
of this Lease,  the LESSEE will  indemnify and save harmless the LESSOR  against
any and all claims,  debt,  demands or obligations which may be made against the
LESSOR or against the LESSOR'S  title in the  premises  arising by reason of any
negligent acts or Omissions of the LESSEE, its officers,  agents or employees in
occupying  the  premises;  and not any  acts or  omissions  of the  LESSOR,  its
officers,  agents or  employees;  and if it becomes  necessary for the LESSOR to
defend any action seeking to impose any such liability,  the LESSEE will pay the
LESSOR all costs of court and reasonable  attorneys'  fees incurred by LESSOR in
such defense, in addition to any other sums which said LESSOR may be called upon
to pay by reason of the entry of a  judgment  decree  against  the LESSOR in the
litigation in which such claim is asserted.
        The LESSOR  covenants and agrees with LESSEE that during the entire term
of this Lease,  the LESSOR will  indemnify and save harmless the LESSEE  against
any and all claims,  debt,  demands or obligations which may be made against the
LESSEE arising by reason of any negligent  acts or omissions of the LESSOR,  its
officers,  agents or  employees;  and if it becomes  necessary for the LESSEE to
defend any action seeking to impose any such liability,  the LESSOR will pay the
LESSEE all costs of court and reasonable  attorneys'  fees incurred by LESSEE in
such  defense,  in addition to any other sums which LESSEE may be called upon to
pay by reason of the entry of a  judgment  or decree  against  the LESSEE in the
litigation in which such claim is asserted.
<PAGE>

ARTICLE X - UTILITIES, UTILITY CHARGES, CASH DEPOSITS:
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        The  LESSOR  hereby  represents  and  warrants  that at the  time of the
execution  of this  Lease,  that  sufficient  water  (either  by water  mains or
approved wells)., electricity,  telephone, sewage facilities (either by sanitary
sewer systems or approved septic tanks) and garbage  removal  capability will be
available to the LESSEE,  for the LESSEE'S  intended use of the premises.  It is
expressly  understood  that it is the LESSORS  responsibility  of make necessary
applications with the proper authority for required utility service to serve the
premises,  and such applications are to be filed in sufficient time to allow the
utility company to provide service to the premises.  All cash deposits as may be
required  by the  utility  companies  are  the  responsibility  of  the  LESSOR.
Telephone hook-up is not the responsibility of the LESSOR.
        The LESSOR agrees and covenants to pay all utility  charges,  including,
but not  limited  to,  water,  gas,  electricity,  sewage  and  removal of waste
materials  used on or arising  from use of the premises and pay the same monthly
or as they shall become due.

ARTICLE XI - AIR CONDITIONING AND HEATING AND MAINTENANCE;
---------------------------------------------------------
  Upon occupancy of the premises and acceptance of the air conditioning, heating
and cooling systems and installations, the LESSOR shall assume full and complete
responsibility  for the operation,  maintenance,  repair and replacement of such
air  conditioning,  heating and cooling  systems.  LESSOR shall not be liable to
LESSEE for the failure or discontinuance  of the air  conditioning,  heating and
cooling  systems,  or for the  provisions  of any other  utility  service to the
demised premises.

ARTICLE XII - MAINTENANCE:
-------------------------
        Upon  acceptance  and  occupancy  of  the  premises,  the  LESSOR  shall
thenceforth  during  the  term  of  this  Lease  and  any  renewals  thereof  be
responsible for interior  maintenance of the premises.  LESSOR will also pay for
water service and sewer charges,  lawn and garden service,  building  management
fees, exterior painting and caulking, paving and parking lot, exterior lighting,
roof  repairs,  and all  other  required  exterior  maintenance,  including  the
maintenance  cost of private roadway access to the facility,  if any. The LESSOR
will be  required  to clean  windows  (exterior)  and will be  required  to make
repairs to doors and windows,  including locks and weather stripping,  as may be
necessary.  LESSEE  to be  responsible  for  any  signs,  mail  boxes,  exterior
identification,  etc.,  which has been  installed  on the  premises  on LESSEE'S
behalf.

ARTICLE XIII - FIXTURES AND PERSONAL PROPERTY:
---------------------------------------------
        It is agreed  between  the  parties  hereto  that LESSEE may install any
trade fixtures,  equipment,  and other personal property on the demised premises
of a temporary or permanent nature, and LESSOR agrees that LESSEE shall have the
right at any time, provided LESSEE is not in default of any of the terms of this
Lease, to remove any and all such trade  fixtures,  equipment and other personal
property which it may have stored or installed in the demised premises. Provided
further,  however,  that  in  such  event  LESSEE  shall  restore  the  premises
substantially to the same condition, except for ordinary wear and tear, in which
they were at the time LESSEE took  possession.  LESSEE shall not be obligated to
restore the premises  substantially  to the same condition in which they were at
the time LESSEE took  possession  in the event of changes and  alterations  made
upon  written  approval of the LESSOR or in the event the demised  premises  are
surrendered because of default on the part of the LESSOR.
        The provisions  hereof shall not be construed to prevent the LESSEE from
financing or refinancing the purchase of equipment or machinery,  and the LESSOR
shall execute such  reasonable  documents in favor of any financial  institution
holding security thereon,  subordinating rights of the LESSOR thereof. Nor shall
there be a lien on any work in process of LESSEE.

ARTICLE XIV - LESSEE FORBIDDEN TO ENCUMBER LESSOR'S INTEREST:
------------------------------------------------------------
         It is expressly  agreed and understood  between the parties hereto that
nothing in this Lease contained shall ever be construed as empowering the LESSEE
to  encumber  or cause to be  encumbered  the title or interest of LESSOR in the
demised premises in any manner whatsoever.  In the event that regardless of this
prohibition  any  person,  furnishing  or claiming  to have  furnished  labor or
materials at the request of the LESSEE or of any person  claiming by, through or
under the LESSEE shall file a lien against LESSOR'S  interest  therein,  LESSEE,
within thirty (30) days after being notified  thereof,  shall cause said lien to
be satisfied or record or other premises released  therefrom by the posting of a
bond  or  other  security  as  prescribed  by law,  or  shall  cause  same to be
discharged  as a lien against  LESSOR'S  interest in the demised  premises by an
order of a court having jurisdiction to discharge such lien.

ARTICLE XV - LAWFUL USE OF PREMISES:
-----------------------------------
         LESSEE  further  covenants  and agrees that said  demised  land and all
building and  improvements  thereon  during the term of this Lease shall be used
only and  exclusively  for lawful  purposes.  LESSEE will not  knowingly  use or
suffer  anyone to use said  premises or building for any purpose in violation of
the laws of the United States, the State of Florida, the County of Palm Beach or
any other governmental unit wherein the premises may be located.

ARTICLE XVI - COMPLIANCE WITH REGULATIONS OF PUBLIC BODIES:
----------------------------------------------------------
         The LESSEE  covenants  and agrees that it will,  at its own cost,  make
such  improvements  on the  premises and perform such acts and do such things as
may be  lawfully  required  by any public  body  having  jurisdiction  over said
property  in order to comply  with such  sanitary,  zoning,  setback,  and other
similar  requirements  designed to protect the  public,  applicable  only to the
manner of LESSEE'S use and occupancy of the demised premises. LESSEE also agrees
to comply with all deed restrictions.
         The undertakings in this ARTICLE XVI by the LESSEE are conditioned upon
the LESSOR  delivering  the demised  premises  to LESSEE  with the  improvements
constructed thereon complying with all zoning ordinances,  setback requirements,
sanitary  requirements  and other similar  requirements in effect at the time of
the  commencement of the term of this Lease, and LESSEE shall not be required to
make any structural  changes to meet such requirements as they from time-to-time
may exist.
<PAGE>

ARTICLE XVII - SIGNS:
--------------------
         During the term of this  Lease,  LESSEE may  install  such signs on the
demised  premises as may be permitted by  appropriate  authorities  and recorded
restrictions,  provided,  however,  that such signs  shall be first  approved by
LESSOR in writing, which approval shall not be unreasonably withheld. Such signs
may be attached in such manner as approved by the LESSOR  provided that upon the
termination of this Lease they are removed at the expense of the LESSEE.

ARTICLE XVIII - DEFAULT BY LESSOR OR LESSEE:
-------------------------------------------
         In the event that  either the  LESSOR or the  LESSEE  shall  violate or
default under any of the terms or provisions of this Lease,  each shall,  as the
case may be,  indemnify and pay to the prevailing  party all costs and expenses,
including, but not limited to, reasonable attorneys,  fees incurred in enforcing
the terms and provisions of this Lease or incurred in any court action including
attorneys' fees which may be incurred on appeal,  which the prevailing party may
incur or pay by reason of the other party's default or Lease violation.

ARTICLE XIX-LESSORIS RIGHT TO INSPECT PREMISES:
----------------------------------------------
         The LESSEE agrees and covenants that the LESSOR or its agents,  for the
purposes of examining or inspecting the condition of the demised premises, shall
have access to the said  demised  premises not more  frequently  than once every
ninety (90) days and then, upon the giving of ten (10) days notice by the LESSOR
to the LESSEE of the LESSOR'S intent to examine or inspect the demised premises.
Notwithstanding the foregoing, the LESSOR in the event of any emergency such as,
but not limited to, a fire, flood or severe windstorm, shall have free access to
said demised premises for the purposes of examining or inspecting damage done to
the demised premises.
         LESSOR  shall have the right to show the  demised  premises  during the
ninety- (90) days prior to  termination to  prospective  lessees,  at reasonable
times during normal  business  hours.  The LESSOR further  reserves the right to
show the demised premises to prospective  purchasers.  Except in the event of an
emergency,  LESSOR shall not have entrance to the demised  premises  without the
accompaniment of an employee of LESSEE.

ARTICLE XX - ASSIGNMENT OR SUBLETTING:
-------------------------------------
         LESSEE  may,  with the  consent of LESSOR  which  consent  shall not be
unreasonably  withheld,  assign  this  Lease or  sublet  in whole or in part the
demised premises provided that LESSEE herein shall continue to remain liable and
responsible  for the  payment of rental due  hereunder.  For the purpose of this
clause a merger  or  consolidation  of LESSEE  with  another  corporation  or an
assignment  to a wholly owned  subsidiary  shall not  constitute  an  assignment
requiring  the consent of the LESSOR.  LESSOR shall have the right to assign the
lease premises  without consent of the LESSEE and LESSEE agrees to attorn to the
LESSOR'S  assignee.  No  assignment  by the LESSOR shall  relieve  LESSEE of its
obligations hereunder.

ARTICLE XXI - DESTRUCTION OR DAMAGE BY FIRE OR OTHER HAZARDS:
-------------------------------------------------------------

         The parties hereto agree,  that, if the  improvements  erected or to be
erected upon the demised premises are partially or totally  destroyed or damaged
by fire or other hazard,  then the LESSOR shall promptly repair and restore such
improvements as soon as it is reasonably  practical to restore them so that they
are restored  substantially  to the prior  existing  condition,  subject to such
changes as LESSEE may  reasonably  require,  and  provided,  however,  that such
changes will not increase the cost of  restoration  unless  LESSEE agrees to pay
for such increased  cost; due allowance,  however,  shall be made for reasonable
time  necessary  for  LESSOR to adjust  the loss  with the  insurance  companies
insuring  the demised  premises at the time of the  happening of the fire or the
casualty,  but in no event shall such adjustment  result in the LESSOR not being
obligated  to make  such  restoration  and in any  event  the  restoration  must
commence  within  Fifteen  (15) days after the  happening  of such fire or other
casualty and the  completion  thereof  must be  completed  within two (2) months
after such fire,  casualty or the disaster with  reasonable  allowance  made for
delay  occasioned by strike,  lockouts Or  conditions  beyond the control of the
LESSOR,  but in any event,  said  restoration must be completed on or before two
(2)  months  after  the  happening  of such  fire  or  other  casualty.  If such
restoration is not completed within said two (2) months period,  then LESSEE, at
its option,  may cancel this Lease with  abatement of rent as of the date of the
loss, provided, however, that LESSOR shall be entitled to retain the proceeds of
any rent insurance as provided for in ARTICLE VIII thereof.  However, failure of
the insurance  company to authorize such  restoration  work will be considered a
reasonable delay.
         In the event of total  destruction  of the  demised  premises,  and the
LESSOR fails to  completely  restore and rebuild the same within nine (9) months
after such fire,  casualty or other  disaster,  then, in that event,  the LESSEE
may, at its option, elect to terminate and cancel this Lease, in which event the
Lease shall be  terminated  upon written  notice by the LESSEE to the LESSOR and
neither party shall  thereafter have any further  obligation with respect to the
other.
         Should  the  demised  premises  or  any  portion  thereof  be  rendered
untenantable  by reason of the  damage or  destruction  thereof  caused by fire,
casualty or disaster during the term of this Lease as provided for this section,
rent shall be abated in proportion to the areas of the demised premises rendered
untenantable  from the date of the  happening of the fire or other,  casualty or
disaster up to the date of restoration of the premises, except any rent that may
be retrieved from rent insurance  procured pursuant to this Lease.  However,  no
rent shall  accrue  for any  portion of the  premises  unless  LESSEE is able to
conduct  its  usual  business  on  that  portion  of the  premises  that  remain
tenantable.  If after the date of the happening of the fire or other casualty or
disaster,  the LESSEE  shall have paid any rents for a period  beyond such date,
the tenant shall be entitled to a proportionate refund.
         In the event of complete or total  destruction of the  improvements  or
destruction to such an extent that the premises are rendered untenantable by the
LESSEE,  the LESSOR shall not be required to restore or rebuild the improvements
in the event  there are less than five (5) years  remaining  of the term of this
Lease,  unless the parties hereto agree to extend the term of this Lease for not
less than  five (5)  years  from the date of  completion  by the  LESSOR of such
restoration.
         In the  event  that the  Lease is  cancelled  as  provided  for in this
ARTICLE XXI, LESSEE shall be entitled to all insurance proceeds representing the
value of leasehold  improvements paid for or agreed to be paid for by the LESSEE
together with all replacements  thereof and additions thereto,  and all proceeds
provided that LESSOR first receives the proceeds  covering the replacement value
of LESSOR'S building from all undesignated proceeds.
<PAGE>

ARTICLE XXII - OUIET ENJOYMENT:
------------------------------
         LESSOR  covenants that so long as tenant pays the rent reserved in this
lease and  performs  its  agreements  hereunder,  tenant shall have the right to
quietly enjoy and use the leased  premises for the term hereof,  subject only to
the provisions of this Lease.

ARTICLE XXIII - DEFAULT BY LESSEE:
---------------------------------
         Each of the  following  shall be deemed a default  by the  LESSEE and a
breach of this Lease:
         A..The  filing of a petition by or against the LESSEE for  adjudication
as a  bankrupt  under  the  Bankruptcy  Act,  as now  or  hereafter  amended  or
supplemented,  or for  reorganization  within  the  meaning of Chapter X of said
Bankruptcy  Act,  or for  arrangement  within the  meaning of Chapter XI of said
Bankruptcy Act, or the filing of any petition by or against the LESSEE under any
further  bankruptcy act for the same or similar  relief.  The dissolution or the
commencement  of any action or proceeding for the  dissolution or liquidation of
the LESSEE whether instituted by or against the LESSEE or for the appointment of
a receiver or trustee of the property of the LESSEE.
         B. The taking  possession of the premise or property of the LESSEE upon
the  premises  by any  governmental  office  or  agency  pursuant  to  statutory
authority for the dissolution, rehabilitation,  reorganization or liquidation of
the LESSEE.
         C. The  making  by  the  LESSEE  of  any "assignment for the benefit of
creditors".

         "If 'A shall be  involuntary  on the part of the  LESSEE,  the event in
question  shall not be deemed a default  within the  meaning of the Lease in the
absence of any adjudication  thereof or final order thereon,  and if either A, B
or C above shall be  involuntary  on the part of the  LESSEE,  there shall be no
default within the meaning of this Lease,  if such event is dismissed or vacated
by the  LESSEE  within  sixty  (60)  days  from the  occurrence  of such  event,
otherwise such event shall constitute a default hereunder.,,

         D. A  failure  to pay the rent herein reserved,  or additional rent, or
            any part hereof, for a period  of ten (10)  days  after  receipt  of
            written notice.

         E. Failure  in  the  performance  of any other covenant or condition of
            this  Lease  on the part of the LESSEE to be performed, for a period
            of thirty (30) days after receipt of written notice.For the purposes
            of subdivision "E", of this ARTICLE XXIII, no failure on the part of
            the  LESSEE  in  the performance of work required to be performed or
            acts  to  be  done  or conditions to be modified  shall be deemed to
            exist  if steps shall have, in good faith,  been commenced  promptly
            by the LESSEE to  rectify  the  same  and  shall  be  prosecuted  to
            completion with diligence and continuity.  If the matter in question
            shall involve  building construction,  and if the  LESSEE  shall  be
            subject to unavoidable  delay,  either  by  reason  of  governmental
            regulations restricting the availability of labor or materials,or by
            strikes  or  other labor troubles, or by reason of conditions beyond
            the control of the LESSEE, the LESSEE'S  time to perform  under said
            subdivision "E" of this ARTICLE XXIII shall be extended for a period
            commensurate with such delay.

(ii) In the event of any such  default  of the  LESSEE,  the  LESSOR may serve a
written  notice upon the LESSEE that the LESSOR  elects to terminate  this Lease
upon a  specified  date not less than  thirty  (30)  days  after the date of the
serving of such notice,  except in the case of a default under  subdivision  "D"
hereof for  nonpayment  of rent, in which event such date shall not be less than
then (10) days after the  expiration of any ten (10) day notice given under said
subdivision  "D", and if the default  remains  uncured or the time period is not
extended  as  herein  provided,  this  Lease  shall  then  expire on the date so
specified as if that date had been  originally  fixed as the expiration  date of
the term herein given.

(iii) In the event this Lease shall be terminated as herein before provided,  or
by summary proceedings or otherwise, or in the event the demised premises or any
part  thereof  shall be  abandoned  by the LESSEE,  the  LESSOR,  or its agents,
servants or representatives, may immediately or at any time thereafter, re-enter
and resume  possession  of said  premises or such part  thereof,  and remove all
persons and property therefrom, either by summary dispossess proceedings or by a
suitable  action or  proceeding  at law,  without  being  liable for any damages
therefore.  Moving out of the premises or leaving the premises  vacant shall not
be deemed an abandonment of the premises,  provided that LESSEE continues to pay
the  rent as and when  due.  No  re-entry  by the  LESSOR  shall  be  deemed  an
acceptance of a surrender of the Lease.

        In the  event  this  Lease be  terminated  by  summary  proceedings,  or
otherwise as provided  herein,  or if the premises shall have been abandoned and
whether or not the premises be released,  the entire  amount of rent which would
be paid to the  expiration  date of this Lease shall become due and payable.  In
the event of such  termination or abandonment,  LESSOR shall be obligated to use
its best  efforts to mitigate  any damages it may have  against  LESSEE.  In the
event the premises  are released by the LESSOR,  the LESSOR shall be entitled to
recover from the LESSEE,  and the LESSEE shall pay to the LESSOR, in addition to
any other damages  becoming due hereunder,  an amount equal to the amount of all
rents and additional rent reserved under this Lease,  less the net rent, if any,
collected by the LESSOR on releasing  the demised  premises,  which shall be due
and  payable by the LESSEE to the LESSOR on the  several  days on which the rent
and  additional  rent  reserved in this Lease would have become due and payable;
that is to say,  upon each of such days the  LESSEE  shall pay to the LESSOR the
amount of deficiency then existing.  Such net rent collected on reletting by the
LESSOR  shall be  computed  by  deducting  from the gross  rents  collected  and
reasonable  expenses  incurred by the LESSOR in connection with the reletting of
the premises or any part thereof, including brokers,  commission and the cost of
repairing,  renovating or remodeling said premises;  however, the expenses to be
deducted in computing the net rent collected on reletting  shall not include the
cost of performing  any covenant  contained  herein  required to be performed by
LESSEE.
        The  obligation  of the LESSOR to use its best  efforts to mitigate  any
damages it may have against LESSEE shall not preclude the right of the LESSOR to
obtain by judicial  process a judgment for the entire amount of rent which would
be paid to the  expiration  date of the Lease.  If said Lease is  terminated  by
summary proceedings or otherwise as provided herein. In the event LESSOR obtains
a judgment in such manner,  LESSOR shall be obligated to use its best efforts to
mitigate any damages it may have recovered in accordance  with the provisions of
the paragraph.
<PAGE>

ARTICLE XXIV-SUBORDINATION:
--------------------------
        This Lease, its terms, conditions and all leasehold interests and rights
hereunder are expressly  made,  given and granted subject and subordinate to the
lien of any bona fide first  mortgage which the LESSOR may secure from any bank,
life insurance company, savings and loan association or other recognized lending
institution; and TENANT agrees to execute any instrument or instruments required
by the  mortgagee  to  subordinate  the  terms of this  Lease to any such  first
mortgage  that may be placed upon the  premises  by the LESSOR.  In the event of
foreclosure when this Lease is not terminated,  the TENANT agrees to attorn rent
due hereunder to the mortgagee,  if successor in interest,  or to the successful
purchaser at foreclosure sale (new substitute lessor).

ARTICLE XXV -RENEWAL OF LEASE;
-----------------------------
        At the  conclusion  of the term of this Lease,  the LESSEE shall have an
option of  renewing  for an  additional  2 year term at a rent  based on $24 per
square foot annual rental rate as adjusted by the 3% fixed increases as referred
to in Article IV.
        The LESSEE shall exercise  option to renew the Lease for an additional 2
year period, in writing,  delivered to LESSOR'S place of business as hereinafter
set forth, at least three (3) months in advance of the expiration of the initial
term of this Lease.

ARTICLE XXVI -CONDEMNATION:
--------------------------
        It is  further  understood  and  agreed  that if at any time  during the
continuance  of  this  Lease,  the  legal  title  to  the  demised  land  or the
improvements  located thereon on any portion  thereof be taken,  appropriated or
condemned  by reason of eminent  domain,  there  shall be such  division  of the
proceeds of award in such  condemnation  proceedings  and such abatement of rent
and  other   adjustments   made  as  shall  be  just  and  equitable  under  the
circumstances.  If the LESSOR and LESSEE are unable to agree upon what division,
annual  abatement of rent, or other  adjustments  are just and equitable  within
sixty  (60) days after such  award  shall  have been made,  then the  matters in
dispute shall be submitted to arbitration in accordance with the provisions then
obtaining  of the  American  Arbitration  Association  and this  Lease  shall be
specifically enforceable under the prevailing arbitration law, and judgment upon
the award  rendered  may be entered in the Court of the State of Florida  having
jurisdiction.
           Notwithstanding  anything  to  the  contrary  herein  contained,  any
proceeds of award in such condemnation proceedings shall be paid in favor of the
party for who said  award is  specifically  granted.  That is to say that in the
event the LESSEE is not  specifically  awarded  proceeds from said  proceedings,
LESSEE shall not receive any such proceeds.
        If this  Lease is  terminated  in any  manner  herein  provided  in this
ARTICLE XXVI,  rent for the last month of LESSEE'S  occupancy  shall be prorated
and LESSOR agrees to refund the LESSEE any rents paid in advance.
        If  the  legal  title  to the  entire  premises  were  wholly  taken  by
condemnation proceedings,  this Lease shall be automatically cancelled. If legal
title to a portion of the demised premises is taken and the parties hereto agree
that such taking  renders the  remainder of the demised  premises  unfit for its
intended use, LESSEE, at its sole option,  may elect to terminate this Lease. In
the event  the  parties  cannot  agree  upon what  partial  taking  renders  the
remainder of the demised  premises  unfit for its intended  use, then the matter
shall be submitted to arbitration in the manner provided  above. In general,  it
is the intent of this ARTICLE XXVI that upon  condemnation,  the parties  hereto
shall  share in the award to the  extent  that  their  respective  interest  are
destroyed,  damaged  or  depreciated  by the  exercise  of the right of  eminent
domain.

ARTICLE XXVII - NOTICES:
-----------------------
        All notices  required by the law and this Lease to be given by one party
to the other  shall be in  writing,  and the same  shall be served by  Certified
Mail, Return Receipt  Requested,  in postage prepaid envelopes  addressed to the
following  Addresses or such other addresses as may be by one party to the other
designated in writing:
AS TO LESSOR:                       RESIDUARY TRUST U/W LEROY E. DETTMAN
                                    1615 S. Federal Highway, Suite 300
                                    Boca Raton, FL 33432
                                    -------------------------------------------

AS TO LESSEE:                       Geo-Tec Thermal Generators, Inc.
                                    1615 S. FEDERAL HIGHWAY, Suite #
                                    Boca Raton, FL 33432
                                    -------------------------------------------



ARTICLE XXVIII - MISCELLANEOUS:
------------------------------
        The  covenants  and  agreements  contained  herein  shall  bind  and the
benefits  and  advantages  shall  inure  to  the  respective  heirs,  executors,
administrators,  successors,  and assigns of the parties hereto.  Whenever used,
the singular number shall include the plural; the plural, the singular;  and the
use of any gender shall be applicable to all genders. All covenants,  agreements
and undertakings shall be joint and several.
        No  modifications or changes shall be made to this Lease unless the same
are made in writing and signed by the party against whom enforcement is sought.

ARTICLE XXIX - SECURITY DEPOSIT: Return of Property upon Termination of Lease:
--------------------------------

        To insure the good and faithful  performance  of the terms of this Lease
LESSEE  agrees to deposit  with LESSOR a sum equal to Two (2) Months rent of the
Lease.  Upon  satisfactory  completion of the term of this Lease or any renewals
thereof and  surrender of the  premises by the LESSEE in a condition  equally as
good as  originally  accepted  by LESSEE,  normal wear and tear  accepted,  said
security  deposit shall be returned to LESSEE.  If LESSEE does not surrender the
premises in such condition then LESSOR may deduct such amounts from the security
deposit as may be  necessary  to make proper  repairs  and return the  remaining
amount, if any, of the security deposit to LESSEE.

ARTICLE XXX - RETURN OF PROPERTY UPON TERMINATION OF LEASE:
-----------------------------------------------------------

        Upon the  termination  of this  Lease,  LESSEE  agrees  to return to the
LESSOR all of said property,  free and clear and discharged of all rights of any
persons whomsoever against said property, in good condition excepting usual wear
and tear,  free,  clear and discharged of all claims,  debts, and obligations of
any kind or nature against the same.
<PAGE>

ARTICLE XXXI - INSOLVENCY OF LESSEE:
-----------------------------------
        Should  the  LESSEE at any time  during  the term of this  Lease  become
insolvent or be placed in liquidation or suffer or permit any petition under any
of the  rehabilitative  provisions of the bankruptcy  act or any  involuntary or
voluntary  petition of  bankruptcy to be filed by it or against it, or otherwise
make any assignment  for the benefit of its  creditors,  or should a receiver or
trustee by appointed for the LESSEE'S  property,  then and in any such event and
upon the  happening  of any such event,  the LESSOR  shall have the right at its
election  to consider  the same a material  default on the part of the LESSEE of
the terms and provisions  hereof and to terminate this Lease,  in which event no
interest  of any  kind  hereunder  shall  vest  in the  trustee  in  bankruptcy,
receiver,  or other like officer or agent. This ARTICLE is in furtherance of and
not a limitation of the po era herein conferred upon the LESSOR. However, in the
event  of  a  filing  of  any  petition  in  bankruptcy  or  under  any  of  the
rehabilitative  provisions of the bankruptcy act which might seek the assistance
of the bankruptcy court either in the form of  reorganization  or an arrangement
with creditors, or otherwise, the LESSEE shall have one hundred and twenty (120)
days from such filing in which to obtain an order of the Federal  District Court
discharging said petition before same constitutes a material default on LESSEE'S
part of the terms and conditions hereof so as to entitle the LESSOR to terminate
this Lease.

ARTICLE XXXII -DAMAGE DUE TO LESSEE'S NEOLIGENCE:
------------------------------------------------
        LESSEE shall be liable for and shall hold LESSOR  harmless in respect of
damage or injury to the leased  premises,  including  any and all damages to the
exterior walls of the building or the paved and/or hard topped areas surrounding
the premises including parking lots,  driveways and sidewalks,  or the person or
property of the LESSEE, or the person or property of LESSOR'S other tenants,  or
anyone  also,  if due to an act of neglect of LESSEE or anyone in its control or
employ. LESSEE shall at once report in writing to LESSOR any defective condition
known to him which  LESSOR is required to repair and failure to so report  shall
make LESSEE  responsible for damages  resulting from defective  conditions.  All
personal property upon the premises shall be at the risk of the LESSEE only, and
LESSOR shall not be liable for any damages thereto or theft thereof.

        ADDITIONAL PARAGRAPH #1- TENANTS RIGHT TO VACATE LEASED PREMISES
        -----------------------

             It is agreed  between the LESSOR AND LESSEE that after the 3rd year
of this lease the LESSEE shall have the right to " buy out " of the  remaining 2
years of this  lease by  paying to the  LESSOR a sum  equal to the  un-amortized
costs associated with the total cost of tenant improvements necessary to prepare
LESSEE"S space for occupancy.



         IN -WITNESS  WHEREOF,  the parties  hereto have  executed this Lease in
several  counterparts,  each of which shall be deemed an original  and in manner
and form sufficient in law the day and year first above written.

SIGNED, SEALED and DELIVERED
IN THE PRESENCE OF:

WITNESS                                   LESSOR


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

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


WITNESS                                   LESSEE


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