|   |    |                              |
|--------|---------|-----------------------------------|
|   | 3/27/08 | Agreed and Accepted.              |
|   |    | Vernel Company                    |
|   |    | Marnew Corp. – Gen. Partner |
|   |    | Michael Nelson                    |
|   |    | /s/ Michael Nelson                |

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|   | 1. | The term of the Lease is hereby extended through February 28, 2009;                                                                                                                                                                                                                                                                                                                                 |
|--------|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|   | 2. | As of March 1, 2007, Lessee herby agrees to return to Lessor approximately 4200 square feet of warehouse space rented as of March 1, 2005 in accordance with the letter agreement dated February 2, 2005; and an additional approximately 6700 square feet of warehouse space located in the back of the premises contiguous with the ConnecticutLabor Department;                                  |
|   | 3. | As of March 1, 2007, Lessee shall pay an annual rent to Lessor at the rate of $3.60 per square foot (90,000 square feet) of Three Hundred Twenty Four Thousand and 00/00 dollars ($324,000) per annum, payable in successive monthly installments of Twenty Seven Thousand 00/00 dollars ($27,000) per month;                                                                                       |
|   | 4. | As of March 1, 2007, the factor to be used in determining Lessee’s prorated payments to Lessor for Real Estate Taxes, Snow Removal, Insurance and Landscaping shall be 58.66% (based on 105.000 square feet;                                                                                                                                                                                  |
|   | 5. | Lessee shall pay all the expenses in connection with its return of the warehouse space referred to in paragraph 2 above and shall leave such space in broom clean condition. Such expenses shall include the cost of segregating electricity, gas and lighting;                                                                                                                                     |
|   | 6. | Lessor shall have the right to cancel the Lease, if there is a signed contract for the sale of the property, at any time after February 28, 2007 upon six months written notice sent to Lessee at the subject premises by registered mail, overnight delivery or by fax. The cancellation of the Lease will become effective on the last day of thesixth month after the month that notice is sent. |

| ACCEPTED AND AGREED: |              |                                       |               |                  |
|----------------------|-------------------|--------------------------------------------|--------------------|-----------------------|
|                 |              | Vernel Company                             |               |
| Five Star Group      |              | Marnew Corporation – General Partner |               |
|                 |              |                                       |               |                  |   |
| By:             | /s/ Steve Schilit |                                       | By:           | /s/ Michael Nelson    |   |
| Title:     | Exec V.P.         |                                       | Title:   | President   |   |

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|   | February 2, 2005 |
|--------|------------------|

|   | 1. | Lessee is Five Star Group, Inc. (“Five Star”). On December 31, 1989, E. Rabinowe & Co. of Connecticut, Inc. merged into Five Star Group, Inc. E. Rabinowe is now a division, not a subsidiary, of Five Star Group, Inc. |
|--------|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 2. | Paragraph 32 - Renewal Option shall be replaced in its entirety by the following: Five Star Group, Inc. (“Five Star”) and Vernel are in agreement that Five Star will rent an additional 4,200 square feet of warehouse space contiguous to their present warehouse, beginning March 1, 2005. The first period will commence on March 1, 2005 and terminate on February 28, 2007. Lessee shall pay an annual rent toLessor throughout the first extended term at an annual rate of $3.60 per square foot, (115,900 square feet) or Four Hundred Seventeen Thousand Two Hundred Forty and 00/00 dollars ($417,240.00) per annum, payable in successive monthly installments of Thirty Four Thousand Seven Hundred Seventy and 00/00 dollars ($34,770.00) per month. |
|--------|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| ACCEPTED AND AGREED: |              |                  |               |                    |
|----------------------|-------------------|-----------------------|--------------------|-------------------------|
|                 |              |                  |               |                    |
| VERNEL COMPANY       |              | FIVE STAR GROUP, INC. |               |
|                 |              |                  |               |                    |   |
| By:             | /s/ Howard Nelson |                  | By:           | /s/ Steve Schilit  |   |
| Title:     | President         |                  | Title:   | President     |   |

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|   | February 9, 2000 |
|--------|------------------|

|   | Re: | E. Rabinowe & Co. |
|--------|-----|-----------------------|

|   | 1. | Lessee is Five Star Group, Inc. (“Five Star”). On December 31, 1989, E. Rabinowe & Co. of Connecticut, Inc. merged into Five Star Group, Inc.  E. Rabinowe is now a division, not a subsidiary, of Five Star Group, Inc. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 2.  | Paragraph 32 - Renewal Option shall be replaced in its entirety by the following: If this lease shall be in full force and effect and Lessee shall not be in material default beyond any applicable grace period provided herein for the cure thereof of any of the covenants and provisions hereof, Renewal Option shall be amended in the following manner: Lessee shall have the right to extend the terms of the lease fortwo periods commencing on March 1, 2000. The first period will commence on March 1, 2000 and terminate on February 28, 2007.  Lessee shall pay an annual rent to Lessor throughout the first extended term at an annual rate of $3.60 per square foot, (111,700 square feet) or Four Hundred Two Thousand One Hundred Twenty and 00/00 dollars ($402,120.00) per annum, payable in successive monthly installments of Thirty Three Thousand Five Hundred Ten and 00/00 dollars ($33,510.00) per month.  The secondperiod will commence on March 1, 2007 and terminate on February 28, 2012 (sixty months), provided that Lessee shall give Lessor written advance notice of its election to so extend said term for the second period at least six (6) months prior to March 1, 2006. If Lessee shall have exercised the renewal option for the second period, the term of this lease shall be extended for said additional period upon all of the same terms, provisions and conditions as are contained in this lease. Lessee shall pay an annualrent to Lessor throughout the second extended term at an annual rate of $4.00 per square foot (111,700) or Four Hundred Forty Six Thousand Eight Hundred and 00/00 dollars ($446,800.00) per annum, payable in successive monthly installments of Thirty Seven Thousand Two Hundred Thirty Three and 33/00 dollars ($37,233.33) per month. |
|--------|----------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| ACCEPTED AND AGREED: |              |                  |               |                    |
|----------------------|-------------------|-----------------------|--------------------|-------------------------|
|                 |              |                  |               |                    |
| VERNEL COMPANY       |              | FIVE STAR GROUP, INC. |               |
|                 |              |                  |               |                    |   |
| By:             | /s/ Howard Nelson |                  | By:           | /s/ Steve Schilit  |   |
| Title:     | President         |                  | Title:   | Exec V.P.               | 2/10/00  |   |

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|   | July 25, 1994 |
|--------|---------------|

|   | 1. | Lessee is Five Star Group, Inc. (“Five Star”). On December 31, 1989, E.Rabinowe & Co. of Connecticut, Inc. merged into Five Star Group, Inc. E.Rabinowe is now a division, not a sub­sidiary, of Five Star Group, Inc. |
|--------|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 2.  | Paragraph 32 — Renewal Option shall be replaced in its entirety by the following: If this lease shall be in full force and effect and Lessee shall not be in material default beyond any applicable grace period provided herein for the cure thereof of any of the covenants and provisions hereof, Renewal Option shall be amended in the following manner: Lessee shall have the right to extend the terms of the lease fortwo periods commencing on June 1, 1994. The first period will commence on June 1, 1994 and terminate on February 28, 2001 (eighty-one months). Lessee shall pay an annual rent to Lessor throughout the first extended term at an annual rate of ($3.40) per square foot, (111,700 square feet) or Three Hundred Seventy-Nine Thousand Seven Hundred Eighty and 00/100 dollars ($379,780)per annum, payable in successive monthly installments of Thirty-One Thousand Six Hundred Forty-Eight and 33/100 dollars ($31,648.33) permonth. The second period will commence on March 1, 2001 and terminate on February 28, 2006 (sixty months), provided that Lessee shall give Lessor written advance notice of its election to so extend said term for the second period at least six (6) months prior to March 1, 2001. If Lessee shall have exercised the renewal option for the second period, the term of this lease shall be extended for said additional period upon all of the same terms, provisions and conditions as are contained in this lease. Lessee shallpay an annual rent to Lessor throughout the second extended term at an annual rate of ($3.75) per square foot (111,700) or Four Hundred Eighteen Thousand Eight Hundred Seventy-Five and 00/100 dollars ($418,875) per annum, payable in successive monthly installments of Thirty-Four Thousand Nine Hundred Six and 25/100 dollars ($34,906.25) per month. |
|--------|----------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| ACCEPTED AND AGREED: |              |                  |               |                    |
|----------------------|-------------------|-----------------------|--------------------|-------------------------|
|                 |              |                  |               |                    |
| VERNEL COMPANY       |              | FIVE STAR GROUP, INC. |               |
|                 |              |                  |               |                    |   |
| By:             | /s/ Howard Nelson |                  | By:           | /s/ Steve Schilit  |   |
| Title:     | President         |                  | Title:   | Exec V.P.               | 7/26/94  |   |

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|   | October 5, 1989 |
|--------|-----------------|

|   |   | Yours truly,                 |
|--------|--------|------------------------------|
|   |   |                         |
|   |   | /s/ Howard Nelson  |
|   |   |                         |
|   |   | Howard Nelson           |

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