AMENDED AND RESTATED
                                 LEASE AGREEMENT


     THIS LEASE AGREEMENT (the "Lease") made as of the 1st day of January, 1997,
by and between MACKEEBER ASSOCIATES LIMITED  PARTNERSHIP,  a Connecticut limited
partnership,  and its successors and assigns  ("Landlord"),  and MESTEK, INC., a
Pennsylvania  corporation,  by and through its Vulcan Radiator Division, and its
successors and assigns ("Tenant").

     WHEREAS,  Landlord  and Tenant have  previously  entered  into that certain
Lease Agreement dated January 16, 1984, as amended, with respect to the Premises
(as herein defined); and

     WHEREAS,  Landlord has constructed additional  improvements to the Premises
which shall be occupied and used by Tenant pursuant to this Lease; and

     WHEREAS,  Landlord  and  Tenant  desire to amend said  lease  agreement  to
account for additional rent to be paid by Tenant for the new  improvements,  and
other changes to the terms and conditions of said lease agreement;

                            WITNESSETH

     THAT FOR AND IN CONSIDERATION of the mutual covenants and agreements herein
contained,  and  intending  to be legally  bound,  the parties  hereto do hereby
covenant and agree as follows:

1. Lease of Premises.  Landlord hereby leases to Tenant and Tenant hereby leases
from  Landlord  that  certain  parcel of real  property  located  515 John Fitch
Boulevard, South Windsor, Connecticut,  06074, as more specifically described in
Exhibit A attached  to this  Lease,  and the  building  thereon,  comprising  of
162,300  square  feet  of  general  manufacturing  space,  and  all  structures,
buildings,   improvements  and  fixtures  thereon,  together  with  all  rights,
privileges,  easements,  licenses  and  hereditaments  appurtenant  thereto (the
"Premises").

2. Term. This Lease shall commence on the date hereof (the "Commencement Date"),
and shall  continue  until  December 31, 2004 (the "Initial  Term"),  subject to
further  extension of such term as may hereafter be otherwise  agreed in writing
between  Landlord  and Tenant.  The Initial  Term and any  extension  or renewal
thereof may be referred to as the "Term".  Landlord  and Tenant  agree that this
Lease shall not be recorded.

 2.1 Holding Over.  If Tenant shall be in  possession of the Premises  after any
expiration  or  termination  of this Lease,  then,  the tenancy under this Lease
shall be by sufferance  of Landlord  terminable at any time. In the event of any
such holdover by Tenant,  all other obligations of Tenant under this Lease shall
continue during such holdover period.

3.    Rent

 3.1 Payment of Rent. Tenant covenants and agrees to pay Landlord at its offices
in  Westfield,  Massachusetts,  or such  other  address  as may be  subsequently
directed  by  Landlord,  rent in an amount  equal to Three  Hundred  Twenty Four
Thousand Six Hundred and 00/100 Dollars  ($324,600.00)  per annum  ($2.00/square
foot), payable in advance in equal monthly  installments,  beginning on the date
hereof  and  continuing  on the first  day of each  month  during  the Term (the
"Rent").  The  Rent  shall  be paid  without  deduction,  set-off,  discount  or
abatement,  except as provided  in  Sections 16 and/or 17 hereof,  in the lawful
money of the United States.

 3.2 Past Due Rent. If Tenant shall fail to pay any Rent within twenty (20) days
of when the same is due and payable,  such unpaid  amounts  shall bear  interest
from the due date thereof to the date of payment at the then current  prime rate
of BayBank, or any successor thereto, as established from time to time, plus one
percent  (1%),  or such  lesser  rate which is the  maximum  allowed by law (the
"Default Rate").  It is not the intention of the parties to contract for, pay or
collect any interest in excess of the maximum  lawful rate. In the event any sum
is paid by Tenant as  interest  in an  amount  which  would be in excess of such
lawful rate,  then such sum shall be deemed to be a prepayment  by Tenant of its
immediately  succeeding  obligations under this Lease and shall not be deemed to
be interest.

 3.3 Net Rent. It is the purpose and intent of Landlord and Tenant that the Rent
be  absolutely  net to Landlord,  so that this Lease shall yield net to Landlord
the Rent as hereinbefore  provided,  and that all costs, expenses and obligation
of every kind or nature whatsoever, relating to the Premises, which may arise or
become  due  during  the term of this  Lease,  shall be paid by Tenant  and that
Landlord shall be indemnified  and saved harmless by Tenant from and against the
same.  The Rent may be  adjusted  annually on the  anniversary  of this Lease by
thirty (30) days prior written notice from Landlord to Tenant for the purpose of
yielding the Rent  absolutely  net to Landlord in  accordance  with this Section
3.3.

4.    Insurance.  At all times during the term of this Lease, Tenant
shall secure, keep in force and pay for directly, at Tenant's sole
expense, the following insurance:

      4.1 Real Property  Insurance.  Tenant shall,  at its sole cost and expense
and at all times during the Term, provide and keep in full force and effect fire
and  extended  coverage  insurance  on  the  Premises  with a  replacement  cost
endorsement  (if  available) in an amount equal to at least eighty percent (80%)
of the full  replacement  cost of the  improvements  on the Premises,  including
without  limitation all fixtures located on or in the Premises.  If the coverage
is available and commercially appropriate,  such policy or policies shall insure
against all risks of direct  physical loss or damage (except the perils of flood
and/or  earthquake)  including  coverage for any additional costs resulting from
debris  removal and  reasonable  amounts of coverage for the  endorsement of any
ordinance or law regulating the  reconstruction  or replacement of any undamaged
sections of the Premises  required to be  demolished or removed by reason of the
enforcement of any building,  zoning, safely or land use laws as the result of a
covered cause of loss.

      4.2 Personal Property  Insurance.  Tenant shall, at Tenant's sole expense,
obtain and keep in force a policy of fire and extended  coverage  insurance with
respect to the Premises  insuring  Tenant against any and all property damage or
casualty  loss or other  hazards  thereto,  up to the fair  market  value of the
personal  property  of  Tenant  stored  upon  the  Premises.  Tenant  is  solely
responsible  for the  security of its  personal  property  upon the Premises and
holds Landlord harmless for any loss thereof.

      4.3 Liability Insurance. Tenant shall, obtain and keep in force during the
term of this Lease a policy of commercial public liability insurance with limits
not less than $500,000 per person and $1,000,000 per accident,  insuring, Tenant
and, as additional  insured,  Landlord against any liability arising out of use,
occupancy,  or maintenance of the Premises and all areas appurtenant  thereto by
Tenant, its agents, employees, contractors, guests and invitees.

      4.4 Workers' Compensation.  Tenant shall, at Tenant's sole expense, obtain
and  keep in  force  during  the  term  of  this  Lease  a  policy  of  workers'
compensation  covering any and all of its  employees who may occupy or work upon
the  Premises  as  required  by  the  laws  and  regulations  of  the  State  of
Connecticut.

      4.5 Landlord's  Approval.  Each policy evidencing such insurance shall (a)
name Landlord and any other of its designees as additional insureds (except with
respect to Tenant's own personal property and workers' compensation),  (b) shall
contain a provision  by which the insured  agrees that such policy  shall not be
canceled  except after  thirty (30) days'  written  notice to Landlord,  and (c)
shall  provide  that  coverage  shall not be  limited or denied by reason of the
provisions in this Lease,  including  those relating to limitations of liability
and waivers of subrogation and other rights. For all insurance policies procured
by Tenant,  a certificate of such  insurance  shall be provided to Landlord upon
its written  request.  If Tenant  shall fail to perform  any of its  obligations
under  this  Article  4, then in  addition  to any other  remedies  it may have,
Landlord  may, but is not required to,  perform the same,  and the cost thereof,
together with interest thereon at the Default Rate,  shall be deemed  additional
rent and shall be payable upon Landlord's demand.

5. Utilities.  At all times during the Term of this Lease,  Tenant shall pay for
the cost of all utilities,  including, but without limitation, water, gas, heat,
light,  power,  electricity,  fuel,  sewer  charges,  supplied to or consumed by
Tenant  at the  Premises  together  with any  taxes  thereon  (collectively  the
"Utilities").  If Tenant shall fail to perform any of its obligations under this
Article 5, then in addition to any  remedies it may have,  Landlord  may, but is
not required to, perform the same, and the cost thereof,  together with interest
thereon  at the  Default  Rate,  shall be  deemed  additional  rent and shall be
payable upon Landlord's demand.

6. Taxes. Lessee shall pay the Real Property Taxes (which shall include any tax,
fee, levy,  assessment or charge,  or any increase  therein imposed by reason of
events  occurring,  improvements  being  made to the  Premises,  or  changes  in
applicable law taking effect,  during the term of this Lease)  applicable to the
Premises during the term of this Lease. All such payments shall be made at least
10 days prior to the  delinquency  date of the  applicable  installment.  Tenant
shall promptly furnish Landlord with satisfactory  evidence that such taxes have
been paid.  Any Real  Property  Taxes which  relate to the fiscal  period of the
taxing  authority  that  fall  outside  of the  Term,  whether  or not such Real
Property  Taxes  shall be imposed or become  payable  during the Term,  shall be
ratably  adjusted as between  Landlord  and Tenant.  Nothing in this Lease shall
require Tenant to pay any franchise,  estate, inheritance,  succession,  capital
levy, or transfer tax of Landlord,  or any income tax, excess profits or revenue
tax, or any other tax, assessment, charge or levy upon the Rent.

7. Quiet  Possession.  Upon Tenant paying all of the  obligations  hereunder and
performing all of the covenants,  conditions, and provisions on Tenant's part to
be observed and performed under this Lease,  Tenant shall have quiet  possession
of the Premises during the Term,  subject to all the  conditions,  covenants and
provisions  of this  Lease.  The  Premises  are  leased  subject  to any and all
existing encumbrances,  conditions, rights, covenants, easements,  restrictions,
rights-of-way,  and any matters of record,  applicable zoning and building laws,
restrictions  on use and such  matters  as may be  disclosed  by  inspection  or
survey.

8.    Improvements and Alterations

 8.1 Improvements by Tenant. Tenant shall not make any substantial  alterations,
renovations  or  improvements  or cause to be installed any fixtures  costing in
excess of $10,000  in, on, or to the  Premises or any part  thereof  (including,
without limitation, any structural alterations,  or any cutting or drilling into
any part of the Premises or any securing of any fixture,  apparatus or equipment
of any kind to any part of the  Premises)  unless  and until  Tenant  shall have
caused  plans and  specifications  therefor to have been  prepared,  at Tenant's
expense,  by an architect or other duly qualified person and shall have obtained
Landlord's written approval thereof. Tenant shall be responsible for the cost of
any tenant  improvements.  Upon any  expiration  or  termination  of this Lease,
Tenant shall remain responsible for all costs of any tenant improvements and the
completion  thereof,  as set forth in the plans and specifications  therefor and
the  portion  of the  costs  of any  tenant  improvements  that are  unpaid  and
outstanding shall be immediately due and payable by any Tenant.  All structures,
buildings, improvements and fixtures constructed or installed in, at or upon the
Premises, and any repairs thereto and substitutions and replacements  therefore,
made at the Tenant's cost and expense shall at the expiration of the Term be and
remain the property of Landlord.

 8.2  Mechanic's  Liens.  Tenant  shall  keep the  Premises  free from any liens
arising out of any work or service  performed  or material  furnished  by or for
Tenant or any person or entity claiming  through or under Tenant whether for any
tenant  improvements  or  otherwise.   Prior  to  Tenant's  performance  of  any
construction  or  other  work on or  about  the  Premises,  whether  for  tenant
improvements or otherwise, for which a lien could be filed against the Premises,
Tenant  shall take all action  which is  legally  permissible  to cause all such
liens  which then or at any time in the future  may be filed or  claimed,  to be
finally waived by all  contractors,  subcontractors,  materialmen and all others
performing or to perform any such work.  Notwithstanding  the foregoing,  if any
mechanic's or other lien shall be filed  against the Premises,  purporting to be
for labor,  services or material  furnished or to be furnished at the request of
Tenant,  then Tenant shall at its expense  cause such lien to be  discharged  of
record by payment,  bond or otherwise,  within twenty (20) days after the filing
thereof.  If Tenant  shall  fail to cause such lien to be  discharged  of record
within such twenty (20) day period,  Landlord, in addition to any other remedies
it may have,  may, but is not required to, cause such lien to be  discharged  by
payment, bond or otherwise,  without investigation as to the validity thereof or
as to any offsets or defenses thereto,  and Tenant shall, upon demand,  promptly
reimburse Landlord for all amounts paid and costs incurred, including attorneys'
fees,  in having such lien  discharged  of record  together with interest at the
Default Rate.

 8.3  Contractor's  Insurance.  Prior to engaging any  contractor,  Tenant shall
require any contractor performing work on the Premises at Tenant's request or on
Tenant's behalf to carry and maintain such insurance in such amounts of coverage
as Landlord  may require  from time to time,  including  contractor's  liability
coverage  and  workers'  compensation  insurance  and  to  name  Landlord  as an
additional  insured  upon the  contractor's  insurance  policy for the terms and
purpose of the work upon the Premises.

9. Use of Premises.  Tenant's use and occupancy of the Premises shall be for the
purpose of  assembly,  manufacture,  warehousing,  storing  and  shipping of its
products  (the  "Products").  Tenant  shall not use or permit the Premises to be
used for any other purpose  without the prior written  consent of Landlord.  The
storage of the  Products  shall be  accomplished  in a neat and  orderly  manner
creating  proper  aisles  and not in a  manner  that  will  interfere  with  the
operation of any building systems.

 9.1 Prohibited  Uses.  Tenant shall not do or permit  anything to be done in or
about the Premises which will  materially  obstruct or interfere with the rights
of Landlord or its employees, or to use or allow the Premises to be used for any
improper,  immoral,  unlawful or objectionable  purpose, nor shall Tenant cause,
maintain or permit any nuisance in, on or about the  Premises.  Tenant shall not
commit or allow to be  committed  any  material  waste in or upon the  Premises,
reasonable  wear and tear  excepted.  Tenant  shall  not  cause  or  permit  any
hazardous or toxic substance, material or waste including without limitation any
oil,  pollutant,  contaminant,  hazardous  waste,  asbestos,  or other hazardous
substance,  as such term or similar terms are now defined, used or understood in
or  under  any  federal,  state,  local  or other  governmental  statute,  rule,
regulation, ordinance or order which relates in any way to the protection of the
environment  ("Environmental  Laws")  to be used,  stored,  released,  dumped or
disposed of upon the Premises in violation of the Environmental Laws.


 9.2 Compliance with Law. Tenant shall not use or permit the use of the Premises
in any way in conflict with any law or governmental  rule or regulation.  Tenant
shall, at Tenant's sole cost,  promptly comply in all material respects with all
such laws and  governmental  rules and regulations and with the  requirements of
any board of underwriters  or other similar bodies now or hereafter  constituted
relating to the  condition,  use or  occupancy  of the  Premises  whether or not
expressly  ordered  to do so  by  the  applicable  governmental  authority.  The
judgment of any court of competent  jurisdiction  or the  admission of Tenant in
any action  against  Tenant  that Tenant has  violated in a material  manner any
statute,  regulation  or rule,  whether  or not  Landlord  is a party,  shall be
conclusive of the fact as between Landlord and Tenant.

10. Repairs and  Maintenance.  Tenant shall,  at Tenant's own expense and at all
times, keep the Premises neat, clean, and in a sanitary condition, including the
neat and  orderly  storage  of the  Products.  Except for the  structure  of the
buildings of which the Premises are a part,  including the roof, exterior walls,
foundation,  glass,  doors,  parking lots and driveways,  plumbing,  electrical,
heating and ventilation systems of such structures,  the repairs and maintenance
of which are the  responsibility of Landlord,  Tenant shall make such repairs as
are necessary to maintain the Premises in as good  condition as the Premises now
are, reasonable use and wear excepted.  If Tenant refuses or neglects its duties
under this  Section 10, then,  at the  expiration  of thirty (30) days'  written
demand to Tenant (or without demand in the case of emergency)  Landlord may, but
is not required to,  make,  perform or cause such repairs as it deems  necessary
and  Tenant  agrees to  reimburse  Landlord  promptly  upon  demand for the cost
thereof, including interest thereon at the Default Rate.

11. Hold Harmless.  To the extent  permitted by law, and except to the extent of
Landlord's  acts or  omissions  for which  Landlord is  negligent,  Tenant shall
indemnify and hold Landlord harmless from and against any and all claims arising
from, in connection with or related to (a) Tenant's use of the Premises, (b) the
conduct of Tenant's  business,  (c) any activity,  work, or other things,  done,
permitted,  or  suffered  by  Tenant in or about  the  Premises,  (d) any act or
negligence  of Tenant  or any  officer,  agent,  affiliate,  employee,  guest or
invitee of Tenant.

12. Entry by Landlord.  At any and all reasonable  times during regular business
hours,  Landlord  reserves  and shall  have the right to enter the  Premises  to
inspect  the same a  reasonable  number of  times,  to submit  the  Premises  to
prospective purchasers or tenants, to repair the Premises and any portion of the
building that Landlord may deem  necessary or  desirable,  without  abatement of
rent, and may for that purpose erect scaffolding and other necessary  structures
where  reasonably  required by the character of the work to be performed,  using
best efforts to avoid  blocking the entrance to the Premises and providing  that
the business of Tenant shall not be interfered with unreasonably.  Tenant hereby
waives  any  claim  for  damages  or  for  any  injury  or  inconvenience  to or
interference  with  Tenant's  business,  and any  loss  of  occupancy  to  quiet
enjoyment of the Premises. Landlord shall have the right to enter at any and all
times and to use any and all means  which  Landlord  may deem proper to open any
doors or  otherwise  obtain  access to the  Premises in any actual or  perceived
emergency,  without liability to Tenant,  and any entry to the Premises obtained
by Landlord by any of said means or otherwise shall not under any  circumstances
be construed or deemed to be a forcible or unlawful  entry into or a detainer of
the Premises or an eviction of Tenant from the Premises or any portion thereof.

13.  Assignment  and  Subletting.  Tenant  shall not  either  voluntarily  or by
operation of law assign, transfer,  mortgage, pledge,  hypothecate,  or encumber
this Lease or any interest therein and shall not sublet the Premises or any part
thereof or any right or privilege  appurtenant  thereto or allow any person (the
employees,  agents,  servants, and invitees of Tenant excepted) to occupy or use
the Premises or any portion thereof.  Any such assignment or subletting shall be
voidable by Landlord and may constitute a default under the terms of this Lease.
A consent by Landlord to one assignment,  subletting,  occupation, or use by any
other  person  shall not be deemed to be consent to any  subsequent  assignment,
subletting,  occupation,  or use by another person. A consent by Landlord to any
such assignment,  subletting,  occupation or use by any other person shall in no
way relieve  Tenant of any  liability  under this Lease.  It is  understood  and
agreed that  Landlord may fully assign or encumber  Landlord's  interest in this
Lease as  Landlord.  Landlord  may assign or  encumber  the Rent to any  person,
partnership, corporation, or bank, and Tenant agrees when notified in writing by
the assignee of such  assignment to make the rental  payments to assignee  under
the terms of said assignment.

14.   Tenant's Default.  The occurrence of any one or more of the
following events shall constitute an event of default and breach of
this Lease by Tenant:

 14.1 Failure to Pay  Obligations.  Tenant fails to make any payment of the Rent
or any other payment required to be made by Tenant  hereunder,  as and when due,
where such failure  shall  continue for a period of five (5) business days after
written notice thereof by Landlord to Tenant.

 14.2 Failure to Observe Other Covenants. Tenant fails to observe or perform any
of the  covenants,  conditions,  or  provisions  of this Lease to be observed or
performed by Tenant,  other than  described  in Section 14.1 herein,  where such
failure  shall  continue for a period of twenty (20) days after  written  notice
thereof by Landlord to Tenant; provided, however, that if the nature of Tenant's
default is such that more than twenty (20) days are reasonably required for cure
of such  condition,  then Tenant  shall not be deemed to be in default if Tenant
commences  such cure  within said  twenty  (20) days and  thereafter  diligently
prosecutes such cure to completion.

15. Remedies on Default.  In the event of any default or breach of this Lease by
Tenant,  Landlord may, at any time  thereafter  with or without notice or demand
and  without  limiting  Landlord  in the  exercise  of a right or  remedy  which
Landlord  may have by reason of such  default  or  breach,  exercise  any of the
following remedies:

 15.1  Termination of Possession.  Landlord may terminate  immediately  Tenant's
right to  possession  of the  Premises by written  notice to Tenant or any other
lawful means,  terminate this Lease by written notice to Tenant, revoke Tenant's
right to any lease
concessions  and recover the value of any such  concessions  made,  re-enter and
take  possession  of  the  Premises  and  Tenant  shall  immediately   surrender
possession of the Premises to Landlord.

 15.2 Removal of Personal Property.  In the event of a retaking of possession of
the Premises by Landlord,  Tenant  shall  remove all personal  property  located
thereon and, upon failure to do so upon demand of Landlord,  Landlord may remove
and  store  the  same in any  place  selected  by  Landlord,  including  without
limitation  a public  warehouse,  at the expense  and risk of Tenant.  If Tenant
shall fail to pay the cost of storing any such property after it has been stored
for a period of thirty (30) days of more,  Landlord  may sell any or all of such
personal  property  at a public or private  sale or auction  and shall apply the
proceeds of such sale first to the cost of such sale, secondly to the payment of
the charges for storage, if any, and thirdly to the payment of any other sums of
money which may be due from  Tenant to  Landlord  under the terms of this Lease,
and the balance, if any, to Tenant.

 15.3 Other  Remedies.  In addition to the  foregoing,  Landlord  may pursue any
other remedy now or hereafter  available to Landlord  under the laws or judicial
decisions  of the  State  of  Connecticut.  It is  understood  and  agreed  that
Landlord's  remedies hereunder are cumulative,  and the exercise of any right or
remedy shall not  constitute  a waiver,  merger or  extinguishment  of any other
right or remedy.

16. Damage.  In the event the Premises are rendered  untenantable in whole or in
part by fire,  the  elements  or other  casualty  during the term of this Lease,
Tenant  shall  immediately  notify  Landlord,  specifically  stating any repairs
needed  to  maintain  the  Tenant's  manufacturing  operation  at the  Premises.
Landlord  may elect not to restore or rebuild the  Premises  and shall so notify
Tenant. In such an event,  Tenant may, at its option (a) vacate the Premises and
this Lease  shall  terminate  effective  thirty  (30) days after such  notice is
delivered with an abatement of the Rent payable with respect to the time period,
or (b) occupy  that  portion  of the  Premises  which  remains  tenable  with an
abatement of the Rent in the amount equal to the rent for the untenable  portion
of the Premises.

17.  Eminent  Domain.  In the event of any taking or  appropriation  whatsoever,
Landlord shall be entitled to any and all awards,  payments or settlements which
may be given,  made or  ordered  and  Tenant  shall  have no claim  against  the
condemning  authority  or Landlord for the value of any  unexpired  term of this
Lease,  and Tenant  hereby  assigns to Landlord any and all claims to any award,
payments  or  settlement.  Nothing  contained  herein  shall be  deemed  to give
Landlord  any  interest in or to require  Tenant to assign to Landlord any award
made to Tenant for the taking of  personal  property or  fixtures  belonging  to
Tenant, for the interruption of or damage to Tenant's business,  or for Tenant's
moving expenses.

18. Signs.  Tenant may, at Tenant's sole expense,  place an external sign on the
Premises,  provided  such sign has been  approved  in advance by  Landlord,  and
provided  such sign does not violate any statute or regulation  existing  during
the term of this Lease.  Tenant shall pay the costs of removal of such sign upon
termination of the Lease, and such sign shall remain the property of Tenant.  At
any time within 180 days prior to the expiration of the Term, Landlord may place
upon the Premises "for lease", "for sale" or other signs.

19.  Subordination.  Tenant agrees that this Lease shall be  subordinate  to any
mortgage  or deed of  trust  that is now or may  hereafter  be  placed  upon the
Premises  and to any and all  advances to be made  thereunder,  to the  interest
thereon, and all renewals,  replacements,  and extensions thereof; provided, the
lender  secured by and named in such  mortgage  or deed of trust  shall agree in
writing to recognize this Lease of Tenant in the event of foreclosure, if Tenant
is not in default.  Tenant agrees to take all actions and to execute and deliver
all  certificates,  instruments,  documents and agreements,  including,  without
limitation,  agreements of  subordination,  waiver and attornment,  necessary or
proper to effect the foregoing.

20.  Authority of Parties.  Each of Tenant and Landlord  represents and warrants
that it is a  corporation  duly  organized  and in good  standing  and  that the
execution,  delivery and  performance of this Lease has been duly  authorized by
all requisite corporate action.  Each individual  executing this Lease on behalf
of the corporation that is a party hereto represents and warrants that he or she
is duly  authorized to execute,  deliver and perform this Lease for, in the name
of and on behalf of the respective  party, in accordance with the bylaws of such
corporation, and that this Lease is legally binding upon and enforceable against
such  entity in  accordance  with its terms.  Upon  request,  each of Tenant and
Landlord agrees to provide a Certificate of Officer  verifying the authority and
position of each signatory.

21.   General Provisions.  Landlord and Tenant agree to the following
general provisions:

 21.1 Waiver.  A waiver by Landlord of any term,  covenant,  or condition herein
contained shall not be deemed to be a future waiver of such term,  covenant,  or
condition,  nor the  waiver of any other  term,  covenant  or  condition  herein
contained.  The subsequent acceptance of any payment hereunder by Landlord shall
not be  deemed to be a waiver of any  preceding  default  by Tenant of any term,
covenant, or condition of this Lease.

 21.2  Time.  Time is of the essence of this Lease and each and
all its provisions in which performance is a factor.

 21.3  Headings.  The heading and section titles of this Lease are not a part of
this Lease and shall have no effect upon the construction or  interpretation  of
any part hereof.

 21.4  Successors  and Assigns.  The covenants and conditions  herein  contained
subject  to the  provisions  as to  assignment,  apply to and  bind  the  heirs,
successors,  executors,  administrators,  and  permitted  assigns of the parties
hereto.

 21.5 Prior Agreements. This Lease contains all of the agreements of the parties
hereto with respect to any matter  covered or  mentioned  in this Lease,  and no
prior  agreements  or  understandings  pertaining  to any such matters  shall be
effective or binding upon any party. In case of conflict or ambiguity, the terms
of this Lease shall govern.

 21.6 Inability to Perform.  This Lease and the obligations of Tenant  hereunder
shall not be affected or impaired  because  Landlord is unable to fulfill any of
Landlord's obligations hereunder or is delayed in doing so, if such inability or
delay is caused by reason of strike,  labor troubles,  or acts of God so long as
Landlord makes a good faith effort to fulfill its obligations promptly after the
cause of such inability or delay has abated.

 21.7 Partial  Invalidity.  Any provisions of this Lease which shall prove to be
invalid,  void, or illegal  shall in no way affect,  impair,  or invalidate  any
other provision hereof, and such other provisions shall remain in full force and
effect.

 21.8  Cumulative Remedies.  No remedy or election of Landlord
hereunder shall be deemed exclusive, but shall whenever possible be
cumulative with all other remedies at law or in equity.

 21.9  Governing Law.  This Lease shall be governed by and
construed in accordance with the laws of the State of Connecticut.

 21.10  Real Estate Commission. No broker is due any finders' or
brokers' commissions with respect to this Lease or the payment of any
rent hereunder.
      21.11  Subrogation  Waiver.  Landlord  and Tenant each hereby  release the
other and waive all  rights  of  recovery  against  the other for loss or damage
arising out of the perils  described  in any policy of insurance in force at the
time of the loss to the extent permissible under such policies.

 21.12  Notice.  Any  notices  or other  communications  required  or  permitted
hereunder or otherwise in connection  herewith  shall be in writing and shall be
deemed  to have been duly  given  when  delivered  in person or  transmitted  by
facsimile  transmission  or on receipt after dispatch by express,  registered or
certified mail, postage prepaid, addressed, as follows:

      If to Landlord:
      Mackeeber Associates Limited Partnership
      260 North Elm Street
      Westfield, MA    01085

      If to Tenant:                      Copy to:
      Mestek, Inc.                       Mestek, Inc.
      515 John Fitch Blvd.               260 North Elm Street
      South Windsor, CT   06074          Westfield, MA    01085
      Attention: John W. Kaddaras        Attention: Stephen Shea

 21.14 Survival.  All agreements,  covenants,  warranties,  representations  and
indemnification  contained  herein or made in writing  pursuant  to the terms of
this Lease by or on behalf of Tenant shall be deemed  material and shall survive
the expiration or sooner termination of this Lease.



<PAGE>


 IN WITNESS  WHEREOF,  Landlord  and Tenant  have caused  their duly  authorized
representatives  to execute this Lease  Agreement  as of the date first  written
above.



                         LANDLORD:
                         MACKEEBER ASSOCIATES LIMITED PARTNERSHIP


                         By: /s/ John E. Reed
                         John E. Reed, General Partner

                         TENANT:
                         MESTEK, INC., VULCAN RADIATOR DIVISION



                         By: /s/ John W. Kaddaras
                         John W. Kaddaras,
                         Executive Vice President-Vulcan Radiator Division