Real Estate Lease



EXHIBIT 10.6


REAL ESTATE LEASE

This Lease Agreement (this "Lease") is made effective as of November 1, 1999,
by and between East Washington Partnership ("Landlord"), and Ideal Accents,
Inc. ("Tenant"). The parties agree as follows:

PREMISES. Landlord, in consideration of the lease payments provided in this
Lease, leases to Tenant the land, building and building improvements (the
"Premises") located at 10200 West Eight Mile Road, Ferndale, Michigan 48220.

PARKING. Tenant shall be entitled to use all existing parking space(s) for
the parking of the Tenant's customers'/guests' motor vehicle(s).

STORAGE. Tenant shall be entitled to store items of personal property in and
about the Premises during the terms of this Lease. Landlord shall not be liable
for loss of, or damage to, such stored items.

TERM. The tease term will begin on November 1. 1999 and will terminate on
October 31, 2014.

HOLDOVER. If Tenant maintains possession of the Premises for any period after
the termination of this Lease ("Holdover Period"), Tenant shall pay to Landlord
a lease payment for the Holdover Period based on the terms of the following
Lease Payments paragraph. Such holdover shall constitute a month to month
extension of this Lease.

LEASE PAYMENTS. Tenant shall pay to Landlord a total annual lease payment of
$90,300.00, payable in advance, in installments of $7,525.00 per month on the
first day of each month. Lease payments shall be made to the Landlord at P. 0.
Box 1385, Waukesha, Wisconsin 53187-1385, as may be changed front time to time
by Landlord.

LATE PAYMENTS. Tenant shall pay a late charge equal to $250.00 for each
payment that is not paid within ten (10) day(s) after the due date for such late
payment.

NON-SUFFICIENT FUNDS. Tenant shall be charged $35.00 for each check that is
returned to Landlord for lack of sufficient funds.

POSSESSION. Tenant shall be entitled to possession on the first day of the
term of this Lease, and shall yield possession to Landlord on the last day of
the term of this Lease, unless otherwise agreed by both parties in writing.

REMODELING OR STRUCTURAL IMPROVEMENTS. Tenant shall have the obligation to
conduct any construction or remodeling (at Tenant's expense) that may be
required to use the Premises as specified above. Tenant may also construct such
fixtures on the Premises (at Tenant's expense) that appropriately facilitate its
use for such purposes. Such construction shall be undertaken and such fixtures
may be erected only with the prior written consent of the Landlord which shall
not be unreasonably withheld. At the end of the lease term, Tenant shall be
permitted to remove (or at the request of Landlord shall remove) such fixtures,
and shall restore the Premises to substantially the same condition of the
Premises at the commencement of this Lease.

MAINTENANCE. Tenant's obligation for maintenance shall include:

            - the
roof, outside walls, and other structural parts of the building

            - the parking
lot, driveways. and sidewalks including snow and ice removal

            - the sewer,
water pipes, and other matters related to plumbing

            - the
electrical wiring

            - the air
conditioning system

            - the heating
system

            - all other
items of maintenance not specifically delegated to Landlord under this Lease.

ACCESS BY LANDLORD TO PREMISES. Subject to Tenant's consent (which shall not
be unreasonably withheld). Landlord shall have the right to enter the Premises
to make inspections, provide necessary services. or show the unit to prospective
buyers, mortgagees, tenants or workers. As provided by law, in the case of an
emergency, Landlord may enter the Premises without Tenant's consent.

UTILITIES AND SERVICE& Tenant shall be responsible for the following
utilities and services in connection with the Premises:

            -
electricity

            - water and
sewer

            - gas

            - heating

            - garbage and
trash disposal

            - janitorial
services

            - telephone
service

            - any other
services and/ or utilities required for the conduct of Tenant's business

Tenant acknowledges that Landlord has fully explained to Tenant the utility
rates, charges and services for which Tenant will be required to pay (if any),
other than those to be paid directly to the utility company furnishing the
service.

PROPERTY INSURANCE. Tenant shall maintain casualty insurance on the Premises
in an amount equal to 100.00% of the full replacement value. Landlord shall be
named as an insured in such policies. Tenant shall deliver appropriate evidence
to Landlord as proof that adequate insurance is in force~ Landlord shall have
the right to require that the Landlord receive notice of any termination of such
insurance policies. Tenant shall also maintain any other Insurance which
Landlord may reasonably require for the protection of Landlord's interest in the
Premises.

LIABILITY INSURANCE. Tenant shall maintain liability insurance in total
aggregate sum of at least $2,000,000.00. Tenant shall deliver appropriate
evidence to Landlord as proof that adequate insurance is in force. Landlord
shall have the right to require that the Landlord receive notice of any
termination of such insurance policies.

INDEMNITY REGARDING USE OF PREMISES. Tenant agrees to indemnify, hold
harmless, and defend Landlord from and against any and all losses, claims,
liabilities, and expenses, including reasonable attorney fees, if any, which
Landlord may suffer or incur in connection with Tenant's use of the Premises.

DANGEROUS MATERIALS. Tenant shall not keep or have on the Premises any
article or thing of a dangerous, inflammable, or explosive character that might
substantially increase the danger of fire on the Premises, or that might be
considered hazardous by a responsible insurance company, unless the prior
written consent of Landlord is obtained and proof of adequate insurance
protection is provided by Tenant to Landlord.

TAXES. Taxes attributable to the Premises or the use of the Premises shall be
allocated as follows:

Real Estate Taxes - Tenant shall pay all real estate taxes and
    assessments for the Premises.

    Personal Taxes - Tenant shall pay all personal taxes and any other
    charges which may be levied against the Premises and which are attributable
    to Tenant's use of the Premises.

  

DESTRUCTION OR CONDEMNATION OF PREMISES. If the Premises are partially
destroyed in a manner that prevents the conducting of Tenant's use of the
Premises in a normal manner, and if the damage is reasonably repairable within
sixty days after the occurrence of the destruction, and if the cost of repair is
less than $20,000.00, Landlord shall repair the Premises and lease payments
shall abate during the period of the repair. However, if the damage is not
repairable within. sixty days, or if the cost of repair is $20,000.00 or more,
or if Landlord is prevented from repairing the damage by forces beyond
Landlord's control, or if the property is condemned, this Lease shall terminate
upon twenty days written notice of such event or condition. by either party.

MECHANICS LIENS. Neither the Tenant nor anyone claiming through the Tenant
shall have the right to file mechanics liens or any other lend of lien on the
Premises and the filing of this Lease constitutes notice that such liens are
invalid. However, Tenant agrees to give actual advance notice to any
contractors, subcontractors or suppliers of goods, labor, or services that such
liens wilt not be valid.

DEFAULTS. Tenant shall be in default of this Lease. if Tenant falls to follow
any lease obligation or term by which Tenant is bound. Subject to any governing
provisions of law to the contrary, if Tenant falls to cure any financial
obligation within twenty one day(s) (or any other obligation within thirty day(s))
after written notice of such default is provided by Landlord to Tenant, Landlord
may take possession of the Premises without further notice, and without
prejudicing Landlord's rights to damages. In the alternative, Landlord may elect
to cure any default and the cost of such action shall be added to Tenant's
annual obligations under this Lease. Tenant shall pay all costs, damages, and
expenses suffered by Landlord by reason of Tenant's defaults.

ARBITRATION. Any controversy or claim relating to this contract, including
the construction or application of this contract, will be settled by binding
arbitration under the rules of the American Arbitration Association, and any
judgment granted by the arbitrator(s) may be enforced in any court of proper
jurisdiction.

ASSIGNABILITY/SUBLETTING. Tenant may not assign or sublease any interest in
the Premises without the prior written consent of Landlord, which shall not be
unreasonably withheld.

NOTICE.  Notices under this Lease shall not be deemed valid unless given
or served in writing and forwarded by mall, postage prepaid. addressed as
follows:

LANDLORD:

East Washington Partnership

        W229 N2573 Duplainville Road

        P. O. Box 1335

        Waukesha, Wisconsin 53187-1385

      
    
  

TENANT:

Ideal Accents. Inc.

        10200 West Eight Mile Road

        Ferndale, Michigan 48220

      
    
  

Such addresses may be changed from time to time by either party by providing
notice as set forth above.

ENTIRE AGREEMENT/AMENDMENT. This Lease Agreement contains the entire
agreement of the parties and there are no other promises or conditions in any
other agreement whether oral or written. This Lease may be modified or amended
in writing, if the writing is signed by the party obligated under the amendment.

SEVERABILITY. If any portion of this Lease shall be held to be invalid or
unenforceable for any reason, the remaining provisions shall continue to be
valid and enforceable. If a court finds that any provision, of this Lease is
invalid or unenforceable, but that by limiting such provision, it would become
valid and enforceable; than such provision shall be deemed to be written,
construed, and enforced as so limited.

WAIVER.  The failure of either party to enforce any provisions of this
Lease shall not be construed as a. waiver or limitation of that party's right to
subsequently enforce and compel strict compliance with every provision of this
Lease.

CUMULATIVE RIGHTS. The rights of the parties under this Lease are cumulative,
and shall not be construed as exclusive unless otherwise required by law.

GOVERNING LAW. This Lease shall be construed in accordance with the laws of
the state of Michigan.

SUBORDINATION OF LEASE This Lease is subordinate to any mortgage that now
exists, or may be given later by Landlord, with respect to the Premises.

ADDITIONAL PROVISIONS It is the intent this Lease be a Net/Net/Net Lease as
commonly understood.

The rent schedule for the Premises is as follows:

November 1, 1999 to October 31, 2002 @ $7,525.00 per month

November 1, 2002 to October 31, 2005 @ $8,100.00 per month

November 1, 2005 to October 31, 2008 @ $8,725.00 per month

November 1, 2008 to October 31, 2011 @ $9,400.00 per month

November 1, 2011 to October 31, 2014 @~$l0,125.00 per month.

Tenant is granted option to purchase Premises at any tine after August 1,
2000 based on the following net purchase price schedule:

August 1, 2000 to October 31. 2002 @ $835,000.00

November 1, 2002 to October 31, 2005 @ $925,000.00

November 1, 2005 to October 31, 2003 @ $1,025,000.00

November 1, 2005 to October 31, 2011 @$1,135,000.00

November 1, 2Q11 to October 31, 2014 @ $l,260.000.00.

Tenant further understands that Tenant will be responsible for any loan
pre-payment penalty imposed by the Landlord's bank.

LANDLORD:

East Washington Partnership

          /s/ John W. Theisen                          
          

          John W. Theisen

          General Partner

        
      
    
  

TENANT:

Ideal Accents, Inc.

          /s/ Joseph O'Connor                           
          

          Joseph O'Connor

          President