Document:

EXHIBIT 10.14

                            FIRST AMENDMENT TO LEASE

                                 BY AND BETWEEN:

                              TRANSCUBE ASSOCIATES
                            a New Jersey partnership,

                                   "Landlord"

                                      -and-

                         MEASUREMENT SPECIALTIES, INC.,
                            a New Jersey corporation,

                                    "Tenant"

            --------------------------------------------------------
                            DATED: February 24, 1997

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

                                   LAW OFFICES

                         EPSTEIN, EPSTEIN, BROWN & BOSEK
                           A Professional Corporation
                             245 Green Village Road
                                  P.O. Dow 901
                         Chatham Township, NJ 07928-0901
                                 (201) 593-4900
                               Fax (201) 593-4966
                                February 12, 1997

<PAGE>

          FIRST  AMENDMENT  TO  LEASE,  made this  24th day of  February,  1997,
between TRANSCUBE ASSOCIATES, a New Jersey partnership,  having an office at 180
Passaic Avenue,  Fairfield, New Jersey 07004, hereinafter called the "Landlord";
and MEASUREMENT SPECIALTIES, INC., a New Jersey corporation, having an office at
80 Little  Falls  Road,  Fairfield,  New Jersey  07004,  hereinafter  called the
"Tenant".

                              W I T N E S S E T H:

                              - - - - - - - - - -

          WHEREAS,  the Landlord owns certain lands and premises in the Township
of  Fairfield,  County of Essex and State of New  Jersey,  which  said lands and
premises are commonly  known as 80 Little Falls Road,  upon which there has been
erected a building  containing  approximately  125,692 square feet  (hereinafter
called the "building"); and

          WHEREAS,  the  Landlord  and Tenant  have  heretofore  entered  into a
certain  lease  agreement  dated May 4, 1994  (hereinafter  called the "Lease"),
pursuant to which Tenant has leased approximately 14,000 square feet of space in
the  building  (hereinafter  called  the  "original  leased  premises"),  all in
accordance with the terms and conditions of the Lease; and

          WHEREAS,  the  Landlord  has  agreed  to  provide  and lease to Tenant
additional space  containing  approximately  4,524 square feet,  outside outside
dimensions  to center line of common wall  (hereinafter  called the  "additional
leased  premises"),  as said  additional  leased  premises shall be completed by
Landlord for Tenant in the building  hereinabove  referred to in accordance with
the terms and conditions hereinafter provided; and

          WHEREAS,  the  Landlord  and Tenant have agreed to extend the original
Lease  term for a further  period  of one (1) year on the  terms and  conditions
hereinafter provided; and

<PAGE>

          WHEREAS, the Landlord and Tenant by this First Amendment to Lease wish
to modify, supplement and amend the terms and conditions of the lease to provide
for  additional  rent and other Lease  obligations as the same shall be required
and attributable to the additional leased premises,

          NOW, THEREFORE,  in consideration of the sum of ONE ($1.00) DOLLAR and
other good and valuable consideration,  the parties hereto covenant and agree as
follows:

          1. The leased  premises shall consist of the original  leased premises
containing approximately 14,000 square feet, together with the additional leased
premises  containing  approximately  4,524 square  feet,  to be  constructed  by
Landlord for Tenant, which total leased space shall comprise 18,524 square feet,
hereinafter  called the revised  leased  premises  and Article 1 of the Lease is
hereby modified accordingly.

          2. The Lease term under the Lease as to the additional leased premises
shall  commence on or about March 1, 1997  (hereinafter  called the  "Additional
Commencement Date"). The Lease as to the revised leased premises shall expire on
June 30, 2000.

          3. Commencing on the Additional  Commencement Date, the Fixed Rent for
the revised leased premises shall be the following annual Fixed Rent, payable as
in Article 3.1 of the lease provided:

                 Commencing  an the  Additional  Commencement  Date  the  Tenant
covenants  and agrees to pay annual Fixed Rent at the rate of ONE HUNDRED  EIGHT
THOUSAND SEVEN HUNDRED THIRTY FIVE AND 88/100  ($108,735.88)  DOLLARS per annum,
payable in equal  installments of NINE THOUSAND SIXTY ONE AND 32/100 ($9,061.32)
DOLLARS per month.  Tenant shall pay, in addition to the Fixed Rent  hereinabove
provided,  all other charges as in the Lease required and as may be attributable
to the revised leased premises.

          4. Effective as of the Additional Commencement Date, Tenant's Pro Rata
Share for  additional  rent and other  charges  provided  in the lease  shall be
revised  from  11.14%  to  14.74%  wherever   applicable,   which  revision  and
readjustment  is  attributable  to the  incorporation  of the additional  leased
premises in and to the original leased premises as herein referred to.

                                        2

<PAGE>

          5. Anything herein  contained to the contrary  notwithstanding,  it is
expressly understood and agreed that the Tenant shall take the additional leased
premises and improvements as of the Additional  Commencement  Date of the within
Lease in an "as is"  condition,  except that the Landlord  shall  install a wall
within the additional leased premises and tie Tenant's usage of electric and gas
applicable  to the  additional  leased  premises into  Tenant's  utility  meters
currently serving the original leased premises.

          6.  Except as in this First  Amendment  to Lease  provided,  all other
terms and  conditions  of the lease  shall  remain in full  force and effect and
shall be  applicable  to the  additional  leased  premises  upon the  Additional
Commencement Date.

          7.     This  Agreement  shall  be binding on the parties hereto, their
heirs,  successors  and  assigns.

          IN WITNESS  WHEREOF,  the parties  have  hereunto  set their hands and
seals or cause these presents to be signed by its proper corporate  officers and
caused its proper corporate seal to be hereunto affixed,  the day and year first
above written.

WITNESS:                            TRANSCUBE  ASSOCIATES

/S/                                 BY:  /S/
------------------------------         --------------------------------

WITNESS:

/S/                                 BY:  /S/
------------------------------         --------------------------------

ATTEST:                             MEASUREMENT  SPECIALTIES,  INC.

/S/                                 BY:  /S/  Joseph R. Mallon Jr.
------------------------------         --------------------------------

                                        3EXHIBIT 10.15

    SECOND  AMENDMENT  TO  LEASE  dated  this   10th   day of July 2000, by and
                                                 ----          ----
between TRANSCUBE  ASSOCIATES,  a New Jersey Partnership having an office at 180
Passaic Avenue,  Fairfield, New Jersey 07004, hereinafter called the "Landlord";
and Measurement Specialties Inc., a New Jersey Corporation, having an address at
80 Little  Falls  Road,  Fairfield,  New Jersey  07004,  hereinafter  called the
"Tenant".

                              W I T N E S S E T H :-
                              - - - - - - - - - - -

     WHEREAS,  the Landlord  owns certain  lands and premises in the Township of
Fairfield, County of Essex and State of New Jersey, which lands and premises are
commonly  known as 80 Little  Falls Road,  upon which  there has been  erected a
building  containing  approximately  125,692 square feet hereinafter  called the
"Building"; and

     WHEREAS, Landlord and Tenant have previously entered into a lease agreement
dated May 4, 1994,  as amended by  Amendment  to Lease dated  February 24, 1997,
hereinafter  collectively  called the "Lease", in connection with the leasing of
approximately 18,524 square feet in the Building, hereinafter called the "leased
premises; and

     WHEREAS,  the  Landlord  and Tenant  have  agreed to extend the Lease for a
further  period of three (3) years in accordance  with the terms and  conditions
hereinafter provided.

NOW, THEREFORE, in consideration of the sum of one ($1.00) DOLLAR and other good
and valuable consideration, the parties hereto covenant and agree as follows:

     1.   The Lease is hereby  extended for a further period of three (3) years,
          which Lease  extension  shall  commence as of July 1, 2000,  and shall
          expire as of June 30, 2003, hereinafter called the "Extended Term".

     2.   Tenant shall pay Fixed Rent during the Extended  Term in the amount of
          ONE HUNDRED  THIRTY  EIGHT  THOUSAND  NINE  HUNDRED  THIRTY AND 00/100
          ($138,930.00)  DOLLARS  per  annum,  in equal  installments  of ELEVEN
          THOUSAND FIVE HUNDRED  SEVENTY-SEVEN AND 50/100  ($11,577.50)  DOLLARS
          per month,  in the same  manner as provided in Article 3 of the Lease,
          together  with all  additional  rent and  other  charges  set forth in
          therein.

<PAGE>

     3.   Except as  hereinabove  referred to, all other terms and conditions of
          the Lease  shall  remain  in full  force and  effect,  unimpaired  and
          unmodified.

     4.   This  agreement shall be binding upon the parties hereto, their heirs,
          successors  and  assigns.

     IN WITNESS  WHEREOF,  the parties here to have caused these  presents to be
executed by their proper  corporate  officers and caused their proper  corporate
seals to be hereto affixed the day and year first above written.

WITNESS:                               TRANSCUBE  ASSOCIATES

/S/                                    /S/  Stanley  Karczynski

----------------------------------     ------------------------------
                                       Stanley  Karczynski

/S/                                    /S/  Bruce Rosen

----------------------------------     ------------------------------
                                       Bruce Rosen

ATTEST:                                MEASUREMENT  SPECIALTIES,  INC.

/S/                                    /S/  Kirk  J.  Dischino

----------------------------------     ------------------------------
                                       Kirk  J.  Dischino,  CFO

                                        2

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