EX-10(a)(2)


                                 Business Lease


         This  Agreement,  entered  into this 6th day of October,  1995  between
William Steiner  hereinafter  called the lessor or landlord,  party of the first
part,  and  Steiner-Atlantic  Corp.  of the  County of Dade and State of Florida
hereinafter called the lessee or tenant, party of the second part:

         Witnesseth,  that the said lessor or landlord  does this day lease unto
said   lessee,   and  said   lessee   does   hereby  hire  and  take  as  tenant
__________________ under said lessor the following described premises: (Describe
type of property, address, etc.)

290 N.E. 68th St., 297 N.E. 67th St., 277 N.E. 67th St., Miami, Florida 33138

(Comprising 3 contiguous warehouses)

situate in Miami  State of  Florida,  to be used and  occupied  by the lessee as
Warehouse and Offices for the term of Ten years,  subject and conditioned on the
provisions of clause ten of this lease  beginning the 1st day of November  1995,
and ending the 31 day of October,  2004,  at and for the agreed  total rental of
See below Dollars, payable as follows:

Monthly rental of $6,933.34, plus Sales Tax









all  payments  to be made to the lessor on the first day of each and every month
in advance without demand at the office of 3900 Island Blvd., PH 7, Aventura, FL
33160 in the City of  ____________________  or at such  other  place and to such
other person, as the lessor may from time to time designate in writing.

         The following  express  stipulations  and conditions are made a part of
this lease and are hereby assented to by the lessee:

         FIRST: The lessee shall not assign this lease, nor sublet the premises,
or any part thereof nor use the same, or any part thereof,  nor permit the same,
or any part thereof,  to be used for any other purpose than as above stipulated,
nor make any alterations therein, and all additions thereto, without the written
consent of the lessor, and all additions,  fixtures or improvements which may be
made by lessee,  except movable office  furniture,  shall become the property of
the lessor and remain upon the premises as a part  thereof,  and be  surrendered
with the premises at the termination of this lease.


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         SECOND:  All personal  property  placed or moved in the premises  above
described shall be at the risk of the lessee or owner thereof,  and lessor shall
not be liable for any damage to said person  property,  or to the lessee arising
from the bursting or leaking of water pipes,  or from any act of  negligence  of
any co-tenant or occupants of the building or of any other person whomsoever.

         THIRD:  That the tenant  shall  promptly  execute  and comply  with all
statutes,  ordinances,  rules,  orders,  regulations  and  requirements  of  the
Federal,  State and City  Government  and of any and all their  Departments  and
Bureaus  applicable  to said  premises,  for  the  correction,  prevention,  and
abatement of nuisances or other  grievances,  in, upon,  or connected  with said
premises  during said term; and shall also promptly  comply with and execute all
rules,  orders and regulations of the applicable  fire prevention  codes for the
prevention of fires, at Lessee's own cost and expense.

         FOURTH:  In the event the premises  shall be destroyed or so damaged or
injured by fire or other casualty during the Life of this agreement, whereby the
same shall be  rendered  untenantable,  then the lessor  shall have the right to
render said premises tenantable by repairs within ninety days therefrom. If said
premises are not rendered tenantable within said time, it shall be optional with
either party hereto to cancel this lease, and in the event of such cancellation,
the  rent  shall  be paid  only  to the  date of  such  fire  or  casualty.  The
cancellation herein mentioned shall be evidenced in writing.

         FIFTH:  The prompt payment of the rent for said premises upon the dates
named,  and the faithful  observance of the rules and  regulations  printed upon
this lease, and which are hereby made apart of this covenant,  and of such other
and further rules or regulations as may be hereafter made by the lessor, are the
conditions upon which the lease is made and accepted and any failure on the part
of the lessee to comply with the terms of said  lease,  or any of said rules and
regulations  now in  existence,  or which  may be  hereafter  prescribed  by the
lessor,  shall at the option of the lessor,  work a forfeiture of this contract,
and all of the rights of the lessee hereunder.

         SIXTH:  If the lessee shall abandon or vacate said premises  before the
end of the term of this lease,  or shall  suffer the rent to be in arrears,  the
lessor  may,  at his  option,  forwith  cancel  this  lease or he may enter said
premises as the agent of the lessee,  without  being liable in any way therefor,
and relet the premises with or without any furniture  that may be,  therein,  as
the agent of the lessee, at such price and upon such terms and for such duration
of time as the lessor may determine, and receive the rent therefor, applying the
same to the  payment of the rent due by these  presents,  and if the full rental
herein  provided  shall not be realized by lessor over and above the expenses to
lessor in such re-letting, the said lessee shall pay any deficiency, and if more
than the full rental is realized, lessor will pay over to said lessee the excess
of demand.

         SEVENTH:  Lessee agrees to pay the cost of collection  and ten per cent
attorney's  fee on any part of said rental that may be  collected  by suit or by
attorney, after the same is past due.

         EIGHTH:  The lessee agrees that he will pay all charges for rent,  gas,
electricity or other illumination,  and for all water used on said premises, and
should said charges for rent, light or water

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herein provided for at any time remain due and unpaid for the space of five days
after the same shall have become due, the lessor may at its option  consider the
said lessee tenant at sufferance  and the entire rent for the rental period then
next  ensuing  shall at once be due and payable and may forwith be  collected by
distress or otherwise.

         NINTH: The said lessee hereby pledges and assigns to the lessor all the
furniture,  fixtures,  goods and chattels of said lessee,  which shall or may be
brought or put on said  premises as security  for the payment of the rent herein
reserved,  and the lessee  agrees that the said lien may be enforced by distress
foreclosure  or otherwise  at the  election of the said lessor,  and does hereby
agree to pay attorney's  fees of ten percent of the amount so collected or found
to be due, together with all costs and charges therefore incurred or paid by the
lessor.

         TENTH: The lessor, or any of his agents,  shall have the right to enter
said  premises  during all  reasonable  hours,  to examine the same to make such
repairs,  additions or  alterations  as may be deemed  necessary for the safety,
comfort  or  preservation  thereof,  or of said  building,  or to  exhibit  said
premises,  and to put or keep upon the doors or  windows  thereof a notice  "FOR
RENT" at any time within  thirty (30) days before the  expiration  of the lease.
The right of entry shall  likewise  exist for the purpose of removing  placards,
signs,  fixtures,  alterations,  or  additions,  which  do not  conform  to this
agreement, or to the rules and regulations of the building.

         ELEVENTH:  Lessee hereby accepts the premises in the condition they are
in at the  beginning of this lease and agrees to maintain  said  premises in the
same condition,  order and repair as they are at the  commencement of said term,
excepting only  reasonable wear and tear arising from the use thereof under this
agreement,  and to make good to said lessor  immediately upon demand, any damage
to  water  apparatus,   or  electric  lights  or  any  fixture,   appliances  or
appurtenances of said premises, or of the building, caused by any act or neglect
of lessee, or of any person or persons in the employ or under the control of the
lessee.

         TWELFTH:  It is  expressly  agreed and  understood  by and  between the
parties to this agreement,  that the landlord shall not be liable for any damage
or injury by water, which may be sustained by the said tenant or other person or
for any other damage or injury resulting from the carelessness,  negligence,  or
improper conduct on the part of any other tenant or agents, or employees,  or by
reason of the breakage,  leakage,  or  obstruction  of the water,  sewer or soil
pipes, or other leakage in or about the said building.

         THIRTEENTH:  If the lessee  shall  become  insolvent  or if  bankruptcy
proceedings  shall be begun by or  against  the  lessee,  before the end of said
term,  the lessor is hereby  irrevocably  authorized  at its option,  to forwith
cancel this lease,  as for a default.  Lessor may elect to accept rent from such
receiver,  trustee, or other judicial officer during the term of their occupancy
in their fiduciary  capacity with affecting lessor's rights as contained in this
contract, but no receiver, trustee or other judicial officer shall ever have any
right, title or interest in or to the above-described property by virtue of this
contract.

                                       -3-

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         FOURTEENTH:  Lessee  hereby waives and renounces for himself and family
any and all homestead and exemption rights he may have now, or hereafter,  under
or by virtue of the  constitution and laws of this State, or of any other State,
or of the United  States,  as against  the payment of said rental or any portion
hereof,  or any other  obligation  or damage that may accrue  under the terms of
this agreement.

         FIFTEENTH:  This  contract  shall bind the  lessor  and its  assigns or
successors,  and the heirs, assigns, personal representatives,  or successors as
the case may be, of the lessee.

         SIXTEENTH:  It is understood and agreed between the parties hereto that
time is of the  essence  of this  contract  and this  applies  to all  terms and
conditions contained herein.

         SEVENTEENTH:  It is understood  and agreed  between the parties  hereto
that written notice mailed or delivered to the premises  leased  hereunder shall
constitute  sufficient  notice  to the  lessee  and  written  notice  mailed  or
delivered to the office of the lessor shall constitute  sufficient notice to the
lessor, to comply with the terms of this contact.

         EIGHTEENTH:  The  rights of the  lessor  under the  foregoing  shall be
cumulative,  and  failure on the part of the  lessor to  exercise  promptly  any
rights given hereunder shall not operate to forfeit any of the said rights.

         NINETEENTH:  It is further  understood  and agreed  between the parties
hereto  that any charges  against  the lessee by the lessor for  services or for
work done on the  premises by order of the lessee or  otherwise  accruing  under
this contract  shall be considered as rent due and shall be included in any lien
for rent due and unpaid.

         TWENTIETH:  It is  hereby  understood  and  agreed  that  any  signs or
advertising  to be used,  including  awnings,  in  connection  with the premises
leased  hereunder  shall be first  submitted to the lessor for  approval  before
installation of same.

         TWENTY-FIRST: RADON GAS NOTIFICATION (the following notification may be
required in some states):  Radon is a naturally occurring  radioactive gas that,
when it has  accumulated  in a building in  sufficient  quantities,  may present
health  risks to persons who are  exposed to it over time.  Levels of radon that
exceed  federal and state  guidelines  have been found in buildings.  Additional
information  regarding  radon and radon testing may be obtained from your county
public health unit.

         TWENTY-SECOND:  This is a Triple Net Lease. Lessee shall be responsible
for payment of all real estate  taxes,  insurance  premiums and costs  (property
damage  at  replacement  cost  and  liability  insurance  of  $1,000,000),   and
maintenance and repair costs.


                                       -4-

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         In Witness  Whereof,  the parties hereto have executed this  instrument
for the purpose herein expressed, the day and year above written.

Signed, sealed and delivered in the presence of:


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Witness Signature (as to Lessor)         Lessor Signature

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Printed Name                             Printed name

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Witness Signature (as to Lessor)         Post Office Address

----------------------------------
Printed Name                            By:----------------------------------
                                        Lessee Signature

----------------------------------
Witness Signature (as to Lessee)
                                        -------------------------------------
                                        Printed Name

----------------------------------
Printed Name

                                        ------------------------------------
----------------------------------      Post Office Address
Witness Signature (as to Lessee)

----------------------------------
Printed Name


STATE OF                        )
COUNTY OF                       )      I hereby Certify on this day, before me, 
         -----------------------       an officer duly authorized to administer
                                       oaths and take acknowledgments, 
                                       personally appeared


known to me to be the person  ______________  described  in and who executed the
foregoing instrument, who acknowledged before me that _____________ executed the
same,  and an oath  was not  taken.  (Check  one:)  |_|  Said  person(s)  is/are
personally  known to me.  |_| Said  person(s)  provided  the  following  type of
identification:___________________________________________________.


                                       -5-

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 NOTARY RUBBER STAMP SEAL              Witness my hand and official seal in 
                                       the County and State last aforesaid
                                       this __________ day of ______, A.D. 19___


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                                       Notary Signature

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                                       Printed Name


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