Document:

EX-10.4

         DATED                                                     2006
         --------------------------------------------------------------

                              THERMODYNETICS, INC.

                                       and

                            TURBOTEC PRODUCTS LIMITED

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

         DEED OF AMENDMENT TO AN AGREEMENT FOR THE SALE AND PURCHASE OF
                       THE ENTIRE ISSUED SHARE CAPITAL OF
                             TURBOTEC PRODUCTS, INC.

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

                                Nabarro Nathanson
                                   Lacon House
                                 Theobald's Road
                                 London WC1X 8RW

                            Tel: +44 (0)20 7524 6000

<PAGE>

        DEED OF VARIATION TO AN AGREEMENT FOR SALE AND PURCHASE OF SHARES

DATE

PARTIES

(1)    Thermodynetics,  Inc.  a company  incorporated  in the State of  Delaware
       under the Delaware  General  Corporation  Law, whose  principal  place of
       business is at 651 Day Hill Road, Windsor, Connecticut 06095-1714, United
       States of America (the "SELLER"); and

(2)    TURBOTEC  PRODUCTS  LIMITED  (incorporated  and registered in England and
       Wales under company number 5593339) the registered  office of which is at
       c/o Capita Registrars,  The Registry, 34 Beckenham Road, Beckenham,  Kent
       BR3 4TU (the "PURCHASER").

WHEREAS:

On 8 April 2006 the Seller  and  Purchaser  entered  into an  agreement  ("SHARE
EXCHANGE  AGREEMENT")  pursuant to which the  Purchaser  acquired  the shares of
common stock of Turbotec Products,  Inc. held by the Seller in consideration for
the issue to the  Seller of  ordinary  shares of 1p each in the  capital  of the
Purchaser ("CONSIDERATION SHARES").

The  parties  hereto  acknowledge  that  an  error  was  made in the  number  of
Consideration Shares to be allotted to the Seller.

Accordingly,  the parties  hereto have agreed to enter into this deed to correct
the error.

Defined  terms in the Share  Exchange  Agreement  shall have the same meaning in
this deed.

NOW THIS DEED WITNESSETH AS FOLLOWS:

1.     REVISION TO CONSIDERATION SHARES

1.1        The Parties agree that Share Exchange Agreement shall be deemed to be
           varied by revising the number of Consideration  Shares from 7,212,307
           to 10,009,490.

1.2        Accordingly,  the Purchaser shall hold a further meeting of its board
           of directors to allot and issue,  credited as fully paid, the correct
           number  of  Consideration  Shares  and  shall  revise  its  return on
           allotments accordingly.

1.3        Save as aforesaid,  the Share Exchange Agreement shall remain in full
           force and effect.

1.4        This deed and all disputes or claims  arising out of or in connection
           with it shall be governed by and construed in accordance with English
           law,  providing  that nothing  herein shall  operate

                                       2
<PAGE>

           so as to  prevent  either or both of the  company  and the Nomad from
           bringing  enforcement  proceedings in any other jurisdiction of their
           choosing.

1.5        In relation to any legal action or  proceedings  arising out of or in
           connection  with  this  agreement,  each of the  parties  irrevocably
           submits to the non exclusive jurisdiction of the English Courts.

19.3       The  Seller  hereby  irrevocably  appoints  Jordans  Limited at 20-22
           Bedford  Row,  London WC12 4JS, to receive,  for it and on its or his
           behalf,  service of  process  in any  proceedings  in  England.  Such
           service  shall be deemed  completed on delivery to such process agent
           (whether or not it is forwarded  to and  received by the Seller).  If
           for any reason such process agent ceases to be able to act as such or
           no longer has an address in England,  the Seller  hereby  irrevocably
           agrees to  appoint  a  substitute  process  agent  acceptable  to the
           Purchaser  and  shall  immediately   notify  the  Purchaser  of  such
           appointment  and  deliver to the  Purchaser a copy of the new agent's
           acceptance of that appointment  within 30 days.  Nothing shall affect
           the right to serve process in any other manner permitted by the law.

IN WITNESS  WHEREOF this document has been has been executed as a deed but shall
not be deemed to be effective until dated.

Signed by a director, duly authorised for and on      )
behalf of THERMODYNETICS, INC.                        )     /s/
in the presence of                                    )

Witness:..............................................

Name:.................................................

Address:..............................................

.......................................................

.......................................................

Occupation:...........................................

EXECUTED as a deed by TURBOTEC                        )
PRODUCTS LIMITED                                      )
acting by:                                            )

                                                      Director     /s/

                                                      Director/Secretary     /s/

                                       3EX-10.5

                                COMMERCIAL LEASE

                                     BETWEEN

                              THERMODYNETICS, INC.

                                       AND

                             TURBOTEC PRODUCTS, INC.

                              FOR ____________ ROAD

                              WINDSOR, CONNECTICUT

<PAGE>

                                TABLE OF CONTENTS

ARTICLE I - REFERENCE DATA

         Section 1.01      Definitions
         Section 1.02      Exhibits.

ARTICLE II - LEASED PREMISES

         Section 2.01      Leased Premises
         Section 2.02      Exclusions from Leased Premises
         Section 2.03      Hours of Operation

ARTICLE III - TERM

         Section 3.01      Term
         Section 3.02      Lease

ARTICLE IV - RENT AND OTHER CHARGES

         Section 4.01      Yearly Fixed Rent Payments
         Section 4.02      Adjusted Rent
         Section 4.03      Real Estate Taxes
         Section 4.04      Utilities.
         Section 4.05      Common Area Maintenance Charges ("CAM Charges")
         Section 4.06      Late Payments

ARTICLE V - CONSTRUCTION OF LEASED PREMISES

ARTICLE VI - USE OF LEASED PREMISES; MAINTENANCE AND REPAIR

         Section 6.01      Permitted Uses
         Section 6.02      Compliance with Laws
         Section 6.03      Nuisance
         Section 6.04      Excessive Load
         Section 6.05      Maintenance and Repair
         Section 6.06      Property Installed by Tenant-Turbo
         Section 6.07      Signage
         Section 6.07      Estoppel Certificate

ARTICLE VII - INSURANCE

         Section 7.01      Insurance by Tenant-Turbo
         Section 7.02      Landlord-as Additional Insured
         Section 7.03      Insurance Taken Out by Landlord-TDYT

ARTICLE VIII - LANDLORD-TDYT'S ACCESS

ARTICLE IX - SURRENDER OF LEASED PREMISES

ARTICLE X - CASUALTY, EMINENT DOMAIN, ETC.

         Section 10.01     Rent Abatement
         Section 10.02     Assignment of Rights to Landlord
         Section 10.03     Lease/Assignment

                                      (i)
<PAGE>

ARTICLE XI - EVENTS OF DEFAULT

         Section 11.01     Events of Default
         Section 11.02     Failure to Pay
         Section 11.03     Failure to Comply with Covenants
         Section 11.04     Suspension of Business
         Section 11.05     Insolvency
         Section 11.06     Writ of Attachment; Execution
         Section 11.07     Transfer of Ownership

ARTICLE XII - LANDLORD-TDYT'S REMEDIES ON DEFAULT

         Section 12.01     Remedies
                 12.01.1      Action under Law or Equity
                 12.01.2      Possession; Sublease
                 12.01.3      Termination of Lease
                 12.01.4      Collection of Rents
                 12.01.5      Alterations and Repairs
                 12.01.6      Liquidated Damage
         Section 12.02     Remedies Cumulative
         Section 12.03     Landlord-TDYT's Right to Cure Default
         Section 12.04     Cost of Collection
         Section 12.05     Waivers

ARTICLE XIII - ASSIGNMENT AND SUBLEASING

         Section 13.01     Assignment and Subletting
         Section 13.02     Limitation on Consent to Sublease
         Section 13.03     Excess Rent

ARTICLE XIV - QUIET ENJOYMENT

ARTICLE XV - SUBORDINATION OF LEASE

ARTICLE XVI - WAIVER OF SUBROGATION

ARTICLE XVII - INDEMNIFICATION

         Section 17.01     Indemnification by Tenant-Turbo
         Section 17.02     Limitation of Liability of Landlord-TDYT
         Section 17.03     Indemnification by Landlord-TDYT

ARTICLE XVIII - MISCELLANEOUS

         Section 18.01     Waivers
         Section 18.02     Notice of Lease
         Section 18.03     Notices
         Section 18.04     Bind and Inure; Limitation of Landlord-TDYT's
                           Liabilities
         Section 18.05     Landlord-TDYT's Default
         Section 18.06     Brokerage
         Section 18.07     Severability
         Section 18.08     Acceptance of Lesser Payments
         Section 18.09     Lease Not Partnership

                                      (ii)
<PAGE>

         Section 18.10     Captions
         Section 18.11     Connecticut Law
         Section 18.12     Excusable Delays

                                     (iii)
<PAGE>

                           ARTICLE I - REFERENCE DATA

         Section 1.01   DEFINITIONS.As  used in this lease, the following  terms
shall have the respective meanings set forth below:

         EXECUTION DATE:                     April___, 2006

         OWNER:                              Thermodynetics, Inc.

         LANDLORD-TDYT:                      Thermodynetics, Inc.

         LANDLORD-TDYT'S ORIGINAL ADDRESS:   651 Day Hill Road
                                             Windsor, Connecticut 06095

         TENANT-TURBO:                       Turbotec Products, Inc.

         TENANT-TURBO'S ORIGINAL ADDRESS:    651 Day Hill Road
                                             Windsor, Connecticut 06095

         OCCUPANCY DATE:                     April 1, 2006

         TERM COMMENCEMENT DATE:             April 1, 2006

         RENT COMMENCEMENT DATE:             April 1, 2006

         EXPIRATION DATE:                    March 31, 2011

         PERMITTED USE:                      The  Leased  Premises,  as  defined
                                             herein,  shall  only  be  used as a
                                             manufacturing   facility  including
                                             office use and laboratory  use, all
                                             related to Tenant-Turbo's business.

         YEARLY FIXED RENT:                  As set forth in ss.4.01 hereof.

         FIRST MONTHLY PAYMENT DUE DATE:     Upon execution

         PROPERTY:                           ____________     Road,     Windsor,
                                             Connecticut

         LEASED PREMISES:                    Deemed approximately _______ square
                                             feet of space  within the  building
                                             located at _______  Road,  Windsor,
                                             Connecticut,  as shown and  further
                                             identified  on  EXHIBIT A  attached
                                             hereto.

         LEASED AREA:                        Approximately ______ square feet

         BUILDING FLOOR AREA:                Approximately ________ square feet

                                      -1-
<PAGE>

         LANDLORD-TDYT'S FISCAL YEAR:        April 1 - March 31

         TENANT-TURBO'S PROPORTIONATE SHARE:          ______%

         Section 1.02  EXHIBITS.

                  EXHIBIT A     Leased Premises
                  EXHIBIT B     Common Area Maintenance Charges

                          ARTICLE II - LEASED PREMISES

         Section 2.01 LEASED PREMISES.Landlord-TDYT does hereby demise and lease
to  Tenant-Turbo  that certain area within the  building  located at  __________
Road, Windsor,  Connecticut,  said area being shown on Exhibit A attached hereto
and consisting of approximately  ___________ square feet of space to be used for
office  space  related  to  Tenant-Turbo's  business  (the  "LEASED  PREMISES").
Tenant-Turbo shall also have the right to use parking spaces, on a non-exclusive
basis, located within the parking lot on the Property, free of charge throughout
the lease term.  Landlord-TDYT  shall make  available to  Tenant-Turbo  at least
_____% of the parking spaces during the term hereof; Landlord-TDYT shall reserve
for its own use at least _____ parking spaces in the front lot.

         Section  2.02  EXCLUSIONS  FROM LEASED  PREMISES.The  remainder  of the
building not identified and defined as the Leased  Premises is excluded from the
area leased  hereunder;  such area is reserved for and by  Landlord-TDYT  and is
referred  to as the  executive  office  area  currently  used by  Landlord-TDYT.
Further, Landlord-TDYT reserves full right of access to all common areas.

         Section 2.03  HOURS OF OPERATION.Tenant-Turbo shall have the right, but
not the obligation, to open or remain open for such hours, including Sundays and
legal holidays, as may be permitted by law. Tenant-Turbo shall be allowed access
to the Leased Premises at all times relevant hereto.

                               ARTICLE III - TERM

         Section 3.01 TERM.Tenant-Turbo  shall have and hold the Leased Premises
for the term commencing on April 1, 2006 (the, "TERM  COMMENCEMENT  DATE"),  and
ending at midnight on March 31, 2011 (the  "TERMINATION  DATE"),  unless  sooner
terminated as herein provided.

         Tenant-Turbo  shall  have a one time  right to extend  the term of this
Lease,  and to have and hold the Leased  Premises for one  contiguous  extension
term  commencing  on April 1, 2011  (the,  "FIRST  TERM  EXTENSION  COMMENCEMENT
DATE"),  and  ending  at  midnight  on March  31,  2014  (the  "FIRST  EXTENSION
TERMINATION DATE"),  unless sooner terminated as herein provided.  This right to
extend the term of this Lease shall be exercised in writing on or before  August
1, 2010 and no later than October 31, 2010.

         Tenant-Turbo  shall  have a one time  right to extend  the term of this
Lease,  and to have  and  hold  the  Leased  Premises  for a  second  contiguous
extension  term  commencing  on April  1,  2014  (the,  "SECOND  TERM  EXTENSION
COMMENCEMENT  DATE"),  and ending at midnight  on March

                                      -2-
<PAGE>

31, 2016 (the, "SECOND EXTENSION TERMINATION DATE"), unless sooner terminated as
herein provided.  This right to extend the term of this Lease shall be exercised
in writing on or before August 1, 2013 and no later than October 31, 2013.

         HOWEVER,  any right of Tenant-Turbo to exercise any right to extend the
term  of this  Lease  as set  forth  in the  previous  paragraphs  shall  not be
effective  in the event:  (a)  Tenant-Turbo  shall then not be in good  standing
under this  Lease,  or (b)  Landlord-TDYT  shall have  listed the  Property  and
building  thereon for sale with any  commercial  real estate  broker  during the
extension exercise period referenced  herein.  Tenant-Turbo shall receive prompt
written  notice of any real estate sale  listing or of any serious  intention on
the part of Landlord-TDYT to seek such a listing.

         Section 3.02  LEASE.Landlord-TDYT and Tenant-Turbo acknowledge that the
Property,  of which the Leased  Premises is a part, is presently being leased by
the  Tenant-Turbo,  as  identified  in Article I hereof.  In the event that this
Lease is terminated  pursuant to this Section  3.02,  any pre-paid rent or other
payments  (including the security  deposit) held on account for the Tenant-Turbo
shall  be  adjusted  accordingly  as of the  date of  termination  and  returned
forthwith to the Tenant-Turbo.

                      ARTICLE IV - RENT AND OTHER CHARGES

         Section  4.01  YEARLY  FIXED  RENT  PAYMENTS.Tenant-Turbo  shall pay to
Landlord-TDYT  Yearly Fixed Rent payable in twelve  equal  monthly  installments
(the "Monthly  Payment"),  each Monthly  Payment due in advance,  with the first
such  Monthly  Payment  to be made on or before the Rent  Commencement  Date and
subsequent Monthly Payments to be made, in advance, on or before the first (1st)
day of each month.  The Monthly  Payment  shall be  prorated  for  portions of a
calendar month at the beginning or end of said term. All rent and other payments
shall  be  made  to  Landlord-TDYT  or to  such  agent  and  at  such  place  as
Landlord-TDYT shall from time to time in writing designate,  the Landlord-TDYT's
Original  Address being now so  designated.  The amount of Yearly Fixed Rent and
Monthly Fixed Rent shall be as follows:

                  YEARLY FIXED RENT                           MONTHLY FIXED RENT
                  --------------------------------------------------------------

                  Year 1:         $___ per square foot        $_______
                  Year 2:         $___ per square foot        $_______
                  Year 3:         $___ per square foot        $_______
                  Year 4:         $___ per square foot        $_______
                  Year 5:         $___ per square foot        $_______

      FIRST EXTENSION TERM:

                  Year 6:         $___ per square foot        $_______
                  Year 7:         $___ per square foot        $_______
                  Year 8:         $___ per square foot        $_______

      SECOND EXTENSION TERM:

                  Year 9:         $___ per square foot        $_______
                  Year 10:        $___ per square foot        $_______

         Section 4.02 ADJUSTED RENT.This Section is not applicable.

                                      -3-
<PAGE>

         Section  4.03 REAL  ESTATE  TAXES.(a)  PAYMENT  OF REAL  ESTATE  TAXES.
Tenant-Turbo  shall be  responsible  for the  payment of all real  estate  taxes
assessed,  for the pro rata share of taxes with  respect to the Leased  Premises
for any portion of any municipal  fiscal year  coinciding  with this Lease Term.
Said payment,  if any is due, shall be paid to Landlord-TDYT  within twenty (20)
days after the new real estate tax bill issued by the Town of Windsor is sent to
Tenant-Turbo.

                  (b) ABATEMENT OF REAL ESTATE TAXES.  Landlord-TDYT shall, from
time to time, have the right, but not the obligation,  to prosecute an abatement
or otherwise contest any tax for which it is obligated to pay and, to the extent
necessary and applicable,  the Tenant-Turbo agrees to reasonably  cooperate with
the  Landlord-TDYT in its prosecution of the same. Any abatement with respect to
the  Leased   Premises  shall  be  applied   against  the  Monthly  Fixed  Rent.
Tenant-Turbo  shall have the right,  upon prior  written  notice,  to contest or
challenge any property assessment valuation and tax, provided Landlord-TDYT does
not intend to contest or challenge any property  assessment or tax, and provided
further,  Tenant-Turbo  shall be obligated  hereunder for at least two remaining
years of Rent.

         Section 4.04 UTILITIES.

                  (a)  Subject  to  the   limitations   within   this   Section,
Tenant-Turbo  shall be responsible for all gas and electricity costs assessed to
the Leased Premises.  Landlord-TDYT may provide a separate meter for electricity
use.  Otherwise  each meter reading shall be pro rated by the  percentage of the
square feet of space of the Leased Premises compared to the square feet of space
of the Total Building  Floor Area.  With respect to gas,  Tenant-Turbo  shall be
responsible for its proportionate  share of said costs for the building and each
meter reading  shall be pro rated by the  percentage of the square feet of space
of the  Leased  Premises  compared  to the  square  feet of space  of the  Total
Building  Floor  Area.   Landlord-TDYT   shall  provide   historical   costs  to
Tenant-Turbo.

                  (b)  Tenant-Turbo  shall be responsible for the cost of all of
its  own  (i)  telephone  charges  and,  (ii)  if  applicable,  internet,  cable
television  charges,  and (iii) any other charges not listed in Section  4.05(a)
hereof but incurred by  Tenant-Turbo  for services used at the Leased  Premises.
Landlord-TDYT may utilize such services at no cost during the lease term.

                  (c) If  required  services  or  utilities,  including  but not
limited to,  plumbing,  heating,  ventilation,  air  conditioning and electrical
systems,  are  interrupted  or  otherwise  cease  to  be  provided  (except  for
circumstances  outside of  Landlord-TDYT's  control)  and any part of the Leased
Premises as a result becomes unfit for Tenant-Turbo's normal use for a period of
five (5)  consecutive  days,  then the Rent and any  other  charges  payable  by
Tenant-Turbo  shall be abated for the time period the Leased  Premises are unfit
for  normal  use.  If  the  Leased  Premises  remained  unfit  for  thirty  (30)
consecutive days, then Tenant-Turbo shall have the right to terminate the Lease.

         Section    4.05    COMMON    AREA     MAINTENANCE     CHARGES     ("CAM
CHARGES").Tenant-Turbo  shall pay as additional rent its proportionate  share of
the CAM  Charges,  as set forth on  Exhibit  "C",  to the  extent  that said CAM
Charges  exceed  the CAM  Charges  for the first  twelve  months  of  occupancy.
Tenant-Turbo's  proportionate  share  shall  be the  product  which  results  by

                                      -4-
<PAGE>

multiplying  the CAM  Charges  in  excess  of the  first  year  CAM  Charges  by
Tenant-Turbo's proportionate share. If the building is not at least 95% occupied
during  all or a portion of any lease  year,  then  Landlord-TDYT  shall make an
appropriate  adjustment  for each Lease year to determine  what the Building CAM
Charges  would have been for such year as if the Building had been 95% occupied,
and the amount so determined shall be deemed to be the amount of CAM Charges for
the  year.   Tenant-Turbo's   proportionate  share  shall  be  paid  in  monthly
installments on or before the first day of each calendar  month, in advance,  in
an amount estimated by Landlord-TDYT.  Tenant-Turbo,  at reasonable times during
regular  business hours and upon prior written notice to  Landlord-TDYT  and not
more  than  once per  year,  may  review  or audit  the  books  and  records  of
Landlord-TDYT relating to CAM Charges payable by Tenant-Turbo.

         Section 4.06 LATE PAYMENTS.If  Tenant-Turbo  fails to pay rent and such
failure  continues for a period of ten (10) days from the date said rent payment
is due, or if the Tenant-Turbo fails to make any other payment(s) due under this
Lease and said  failure  continues  for a period of ten (10) days after  written
notice  from  Landlord-TDYT,   then,  notwithstanding  any  other  remedy  which
Landlord-TDYT  may  have  hereunder,   Tenant-Turbo   shall  have  a  continuing
obligation  to make such  payment,  with  interest  on such  payment  and on any
applicable penalty for late payment a rate of interest equal to one (1%) percent
per month until paid.

                  ARTICLE V - CONSTRUCTION OF LEASED PREMISES

         It is hereby  acknowledged by Landlord-TDYT  and Tenant-Turbo  that the
Leased  Premises  shall  be  delivered  in its "As  Is"  condition  without  any
representations  or warranties by  Landlord-TDYT.  Tenant-Turbo may not, without
the prior written  consent of  Landlord-TDYT  and, if required  under the Lease,
(which consent by Landlord-TDYT  shall not be unreasonably  withheld or delayed)
make any change, alteration,  addition or improvement to the Leased Premises. In
making any addition, repairs, replacements,  alterations or improvements,  which
are  permitted  by the  written  consent  of  Landlord-TDYT,  and  all of  which
Tenant-Turbo  shall  do  at  its  sole  cost  and  expense,  any  and  all  such
construction and shall be performed in a good and first-class workmanlike manner
and,  furthermore,   Tenant-Turbo  shall  not  damage  the  Leased  Premises  or
materially  decrease the value of the Leased Premises.  Unless otherwise agreed,
any  construction  or  improvement  shall be deemed  to be a part of the  Leased
Premises and shall be deemed to be the property of  Landlord-TDYT.  Tenant-Turbo
shall be  responsible  for  obtaining  all permits and  approvals  necessary  to
complete any improvements  and to occupy the Leased  Premises.  Unless otherwise
agreed  to in  writing  at the  time of  approval  of the  improvements,  at the
expiration  of this  Lease,  improvements  made by  Tenant-Turbo  to the  Leased
Premises  (other than  Tenant-Turbo's  personal  property,  trade  fixtures  and
equipment)  shall  become  property  of the  Landlord-TDYT,  unless  notified in
writing  by the  Landlord-TDYT  on or  before  thirty  (30)  days  prior  to the
expiration  of this Lease  requiring  Tenant-Turbo  to remove and dispose of any
such  improvements,  fixture or the like located thereon.  All of Tenant-Turbo's
personal  property  and  equipment  shall be removed at the  expiration  of this
Lease.

          ARTICLE VI - USE OF LEASED PREMISES; MAINTENANCE AND REPAIR

         Section  6.01  PERMITTED  USES.Tenant-Turbo  covenants  and agrees that
during  the term of this  Lease,  the  Leased  Premises  shall only be used as a
manufacturing  facility  including office use and laboratory use, all related to
Tenant-Turbo's business, ("PERMITTED USE").

                                      -5-
<PAGE>

         Section  6.02  COMPLIANCE  WITH  LAWS.Tenant-Turbo  shall at all  times
comply  with  all  applicable  building,  zoning  and  land  use,  environmental
protection,   sanitary  and  safety  laws,   rules  and  regulations  and  other
governmental statutes,  orders, rules or regulations as may be applicable to the
Tenant-Turbo's use thereof and, furthermore, Tenant-Turbo shall not dump, flush,
or in any way introduce any hazardous  substances or any other toxic  substances
into the  septic,  sewage or other  waste  disposal  system  serving  the Leased
Premises,  nor generate,  store or dispose of hazardous  substances in or on the
Leased  Premises or dispose of hazardous  substances from the Leased Premises to
any other location  without  advising  Landlord-TDYT in writing and complying in
all respects with any and all laws including,  without limitation,  the Resource
Conservation and Recovery Act of 1976, as amended, 42 U.S.C. ss.6901 et seq. and
the Connecticut General Statutes,  CGSA ss.22a-452a,  as amended (the "Superlien
Act");  and shall notify  Landlord-TDYT  of any incident which would require the
filing  of  a  notice  under  any  applicable   environmental  law.   "Hazardous
substances"  as used in this  paragraph  shall mean  "hazardous  substances"  as
defined in the Comprehensive  Environmental  Response Compensation and Liability
Act of 1980, as amended, 42 U.S.C. Section 6901 and regulations adopted pursuant
to said Act.  Tenant-Turbo  shall indemnify  Landlord-TDYT  from and against any
costs, expenses, suits, claims, damages, and reasonable attorney's fees relating
in manner to the use, storage and/or existence of any hazardous materials on the
Leased Premises.

         Section 6.03  NUISANCE.Tenant-Turbo  shall not perform any act or allow
any act or  practice  which may injure the Leased  Premises or any other part of
the Leased  Premises or the Property,  or cause offensive odors or discharges or
loud noise or  constitute  a  nuisance  or menace or any threat of health to the
neighborhood,  or be detrimental to the operation,  reputation, or appearance of
the Leased Premises or the Property.

         Section 6.04 EXCESSIVE LOAD.This Section is not applicable.

         Section 6.05 MAINTENANCE AND REPAIR.

                  (a) TENANT-TURBO'S REPAIRS AND MAINTENANCE. Tenant-Turbo shall
maintain  and repair the Leased  Premises  and keep the same in good  condition,
free from  trash or  obstruction  and in at least as good  condition  and repair
(reasonable wear and tear and casualty or taking loss excepted) as it was on the
Term Commencement Date.  Tenant-Turbo shall be responsible for any and all minor
repairs and/or maintenance to the Leased Premises and any and all repairs and/or
maintenance to the Property and the Leased Premises caused by an act or omission
by  Tenant-Turbo  or  Tenant-Turbo's  agents or employees.  For purposes of this
Section  6.05(1),  the term "minor  repair"  shall be defined as any repair that
costs equal to or less than $20,000.00.  Tenant-Turbo shall also be responsible,
without limitation,  for the following: (a) Removal of all trash from the Leased
Premises;  and (b)  Landlord-TDYT  shall  take all steps  necessary  for  rodent
control; Tenant-Turbo shall use, if necessary, Terminex or other service of like
or better quality to provide ongoing rodent control.

                  (b) STRUCTURAL AND MAJOR REPAIRS AND MAINTENANCE. Tenant-Turbo
shall be solely responsible for any and all major repairs and maintenance of the
Leased Premises  (including,  but not limited to, the structural portions of the
building (including the roof), the plumbing,  and electrical systems) not caused
by or due to an act or omission  by  Landlord-TDYT  or its agents or  employees.
Prior to  Tenant-Turbo  undertaking  any  structural  and major  repairs  of the
Property

                                      -6-
<PAGE>

exceeding  $25,000  for any  single  item or repair  or  aggregate  of  repairs,
Tenant-Turbo and  Landlord-TDYT  shall agree upon a proportionate  allocation of
the financial  responsibility  of such  structural or major repair,  the parties
intending that  Tenant-Turbo's  allocable share shall be equal to the percentage
derived from the following ratio, the numerator of which is the number of months
remaining  in the Term and the  denominator  of which is the number of months of
the   anticipated   useful  life  of  the   structural  or  major  repair  item.
Landlord-TDYT's  allocable  share  shall be equal  to 100%  less  Tenant-Turbo's
allocable  share.  By way of example,  if a new roof must be installed and there
are 12 months remaining in the Term and the anticipated  useful life of the roof
is 240 months,  Tenant-Turbo shall be responsible for 5% of the cost of such new
roof  and  Landlord-TDYT  shall be  responsible  for 95% of the cost of such new
roof.

                  (c)  HVAC  REPAIRS  AND  REPLACEMENT.  Tenant-Turbo  shall  be
responsible  to  maintain  the HVAC  units  within the  building  located on the
Property.

                  (d)  SINKING  FUND.  Tenant-Turbo  shall pay to  Landlord-TDYT
$_____  monthly for the first 60 months of this Lease into a trust account up to
a maximum balance of $_______.  These monies shall be used by  Landlord-TDYT  to
pay for the  maintenance  and repairs  required  under this  Section  6.05.  All
repairs and  maintenance  required under Section 6.05 shall be paid for from the
trust account provided Landlord-TDYT submits verifiable third-party proposals or
work orders,  or in the case of an emergency  repair a  verifiable  invoice,  to
Tenant-Turbo. Verification of payment and the third-party proposals, work orders
or  invoices  shall be  promptly  submitted  to  Tenant-Turbo.  In the event the
repairs and  maintenance  required  under Section 6.05 exceed the trust balance,
each  shortfall  shall be promptly paid by  Tenant-Turbo.  Upon the later of the
expiration of the term of this Lease or the expiration of the first extension of
this Lease, provided Tenant-Turbo is in good standing hereunder and there are no
outstanding  work orders or obligations for repairs required under Section 6.05,
then   Landlord-TDYT   shall  refund  the  then  outstanding  trust  balance  to
Tenant-Turbo.

         Section 6.06 PROPERTY INSTALLED BY TENANT-TURBO.All of the furnishings,
fixtures,  machinery,  equipment, effects and property of every kind, nature and
description belonging to Tenant-Turbo and to any persons claiming by, through or
under Tenant-Turbo  which, during the term of this Lease or any occupancy of the
Leased Premises by Tenant-Turbo or anyone claiming under Tenant-Turbo, may be on
the Leased Premises, shall be at the sole risk and hazard of Tenant-Turbo.

         Section 6.07 Tenant-Turbo  shall have the right to place signage on the
building  in  a  location  (and  size)  to  be  mutually   agreed  upon  by  the
Landlord-TDYT and Tenant-Turbo.  Tenant-Turbo shall not place any signage on the
Building  until  approval  has first been  granted by the  Landlord-TDYT  (which
approval  shall not be  unreasonably  withheld or delayed),  and until after all
necessary  local and state  permits  and  approvals  have been  obtained  by the
Tenant-Turbo,  at Tenant-Turbo's sole cost and expense.  All signage must comply
with all state and Town of Windsor regulations pertaining to signage.

         Section  6.08  ESTOPPEL  CERTIFICATE.Upon  not less than  fifteen  (15)
business days' prior written notice by Landlord-TDYT or Tenant-Turbo,  the other
party shall execute, acknowledge

                                      -7-
<PAGE>

and deliver to the requesting party a statement in writing  certifying that this
Lease is  unmodified  and in full  force and  effect  and that  except as stated
therein  the  other  party  has  no  knowledge  of  any  defenses,   offsets  or
counterclaims  against the Tenant-Turbo's  obligations to pay the Fixed Rent and
additional  rent and any other charges and to perform its other  covenants under
this Lease (or,  if there have been any  modifications  that the same is in full
force and effect as modified and stating the modifications and, if there are any
defenses,  offsets or counterclaims,  setting them forth in reasonable  detail),
the dates to which the Yearly Fixed Rent and  additional  rent and other charges
have been  paid and a  statement  that the  requesting  party is not in  default
hereunder (or if in default,  the nature of such default, in reasonable detail).
Any such statement  delivered pursuant to this Section may be relied upon by any
third party, or any prospective assignee of any such mortgage.

                            ARTICLE VII - INSURANCE

         Section 7.01 INSURANCE BY TENANT-TURBO.Tenant-Turbo  agrees to maintain
in full force from the date of  commencement  of this Lease and  throughout  the
term hereof (i) a policy of Fire and Casualty Insurance covering  Tenant-Turbo's
personal   property  and  items  within  the  Leased  Premises   (including  all
improvements and alterations thereto),  Tenant-Turbo's trade fixtures, equipment
and inventory,  in amounts not less than one hundred  percent (100%) of the full
insurable  replacement value thereof; and (ii) a policy of Comprehensive General
Liability  insurance with the broadest coverage which is available.  The minimum
limits of such Comprehensive  General Liability  insurance shall be Five Million
Dollars  ($5,000,000.00)  per  occurrence  combined for Bodily Injury  Liability
(including  death)  and  Property  Damage  Liability.  Tenant-Turbo  shall  also
maintain such  additional  insurance as  Landlord-TDYT  may reasonably  require.
Tenant-Turbo  further agrees to maintain a Worker's  Compensation and Employer's
Liability Insurance policy with statutory limits.

         Section 7.02 LANDLORD-AS  ADDITIONAL  INSURED.Tenant-Turbo  agrees that
Landlord-TDYT  (and any  mortgagees of the Property or such other persons as are
in privity of estate with  Landlord-TDYT  as it may indicate  from time to time)
shall be named as additional insureds on all such policies.  A duplicate copy of
a  certificate  with  respect  to each  such  policy  will be  furnished  to the
Landlord-TDYT.  All such policies will be issued by present insurance carrier or
other  responsible  and  reputable  companies  reasonably  satisfactory  to  the
Landlord-TDYT,  and authorized to transact business in the State of Connecticut.
All policies of insurance  required to be maintained by  Tenant-Turbo  hereunder
shall not be subject to cancellation  except upon thirty (30) days prior written
notice to  Landlord-TDYT  and any other such  party of  interest  designated  by
Landlord-TDYT.

         Section 7.03 INSURANCE TAKEN OUT BY  LANDLORD-TDYT.Landlord-TDYT  shall
take out and maintain throughout the Term of this lease the following insurance:

                  (a) Comprehensive  liability insurance for the Property of the
         same nature and type as  described  in Section  7.01,  above (but which
         shall not be  duplicative of the insurance  described  therein - excess
         coverage not being deemed  duplicative  for the purpose  hereof),  with
         such policy limited as Landlord-TDYT may consider appropriate;

                                      -8-
<PAGE>

                  (b) All risk  fire and  casualty  insurance  on a  replacement
         value, agreed amount basis,  together with rental loss coverage and, if
         Landlord-TDYT  so  elects,  flood  coverage  to the  extent the same is
         available, insuring the Building and its rental value; and

                  (c) To the extent readily available in the domestic  insurance
         market,  insurance  against  loss or damage  from  sprinklers  and from
         leakage or explosions or cracking of boilers,  pipes  carrying steam or
         water, or both, pressure vessels or similar apparatus, in the so-called
         "broad   form",   in  such  amounts  as   Landlord-TDYT   may  consider
         appropriate,  and  insurance  against  such other  hazards  and in such
         amounts  as may from time to time be  required  by any bank,  insurance
         company or other lending  institution  holding a first  mortgage on the
         Building.

         Landlord-TDYT  shall  have  no  obligation  to  insure   Tenant-Turbo's
personal  property or chattels,  including  without  limitation,  Tenant-Turbo's
trade fixtures, equipment and inventory.

                     ARTICLE VIII - LANDLORD-TDYT'S ACCESS

         Landlord-TDYT  and its duly  authorized  agents  shall  have the  right
during regular  business hours and upon reasonable prior written notice to enter
upon the Leased  Premises for the purpose of performing any work,  inspection or
repair,  provided that the right of access under this Section shall be immediate
upon  prior  telephone  notice  if any  emergency  is  deemed  to  exist  by the
Landlord-TDYT.  Landlord-TDYT  shall also have the  right,  after  giving  prior
notice to the  Tenant-Turbo,  to make access  available  during regular business
hours and upon  reasonable  notice to the  Tenant-Turbo to existing or bona fide
prospective  mortgagees,   purchasers,  or  landlords  of  the  Leased  Premises
(however, with respect to landlords, only during the last nine (9) months of the
lease term).

         Landlord-TDYT  shall at all times  have and  retain a key with which to
unlock all doors in the Leased Premises,  excluding  Tenant-Turbo vaults, safes,
and areas of the  Leased  Premises  designated  by  Tenant-Turbo  as being  high
security   areas,   to  which  areas   Tenant-Turbo   will  provide   access  to
Landlord-TDYT,   as  needed,   upon  reasonable  notice  from  Landlord-TDYT  to
Tenant-Turbo.  Landlord-TDYT, or Landlord-TDYT's representatives,  may enter the
Leased  Premises  during normal working hours only with a  Tenant-Turbo  escort;
however,  for so long as Landlord-TDYT  holds an equity interest in Tenant-Turbo
in excess of either twenty (20%) percent or valued in excess of $1 million, then
neither  an  escort  nor  notice  shall  be  required.  Notice  must be given to
Tenant-Turbo in advance, except as otherwise provided herein, for Landlord-TDYT,
or Landlord-TDYT's representatives,  to enter high security areas, as designated
by  Tenant-Turbo,  of the  Leased  Premises  in  order  that  required  security
preparations can be completed in advance.

                   ARTICLE IX - SURRENDER OF LEASED PREMISES

         Tenant-Turbo shall deliver up and surrender to Landlord-TDYT possession
of the Leased Premises including all fixtures permanently attached to the Leased
Premises during the term hereof (except Tenant-Turbo's trade fixtures), upon the
termination  of this Lease,  in as good condition and repair as the same were in
at the beginning of the term of this Lease,  reasonable wear and tear and damage
by fire,  casualty or loss by taking  alone  excepted.  Upon

                                      -9-
<PAGE>

such  delivery and surrender of  possession  Tenant-Turbo  shall remove from the
Leased Premises all personal  property of Tenant-Turbo,  as provided herein.  At
Landlord-TDYT's  option,  any property not so removed shall be deemed  abandoned
and  may  be  removed  and  disposed  of by  Landlord-TDYT  in  such  manner  as
Landlord-TDYT  shall  determine and  Tenant-Turbo  shall pay  Landlord-TDYT  the
entire  reasonable cost and expense incurred by it in effecting such removal and
disposition and in making any incidental  repairs to the Leased Premises and for
use and occupancy  during the period after the  expiration of the Term and prior
to   Tenant-Turbo's   performance  of  its   obligations   under  this  Article.
Tenant-Turbo  shall further indemnify  Landlord-TDYT  against all loss, cost and
damage  resulting  from  Tenant-Turbo's  failure and delay in  surrendering  the
Leased  Premises  as  herein  provided,  and for any and all costs  incurred  by
Landlord-TDYT  to remove any or  Tenant-Turbo's  personal items or property from
the Leased Premises.

                   ARTICLE X - CASUALTY, EMINENT DOMAIN, ETC.

         Section 10.01 RENT ABATEMENT..  If the Leased Premises shall be damaged
by fire or casualty,  the rent and the charges payable by Tenant-Turbo hereunder
shall abate or be reduced proportionately for the period beginning with the date
of such  damage  in  which,  by  reason  of such  damage,  there is  substantial
interference  with the operation of  Tenant-Turbo's  use of the Leased Premises,
having  regard to the extent to which  Tenant-Turbo  be required to  discontinue
Tenant-Turbo's use of the Leased Premises, but such abatement or reduction shall
end when Landlord-TDYT shall have restored the Leased Premises (exclusive of any
of   Tenant-Turbo's   fixtures,   furnishings,   equipment   and  the  like)  to
substantially  the condition in which the Leased  Premises were in prior to such
damage.  If the damage to the Leased Premises is not restored within 120 days of
such damage,  then  Tenant-Turbo  shall have the option to terminate  the Lease.
Notwithstanding the above, if the Leased Premises are deemed by the Tenant-Turbo
to be  damaged  in  excess  of  twenty-five  (25%) of the  value  of the  Leased
Premises,  then, by written notice to the Landlord-TDYT,  the Tenant-Turbo shall
have the right to terminate this Lease without prejudice,  provided Tenant-Turbo
is current on all Rent,  Additional  Rent,  or other  costs or charges due under
this Lease.

         Section 10.02  ASSIGNMENT OF RIGHTS TO THE  LANDLORD-TDYT.Landlord-TDYT
shall have and hereby reserves and accepts,  and Tenant-Turbo  hereby grants and
assigns  to  Landlord-TDYT,  all  rights to  recover  for  damages to the Leased
Premises,  the Property,  and the leasehold  interest hereby created (other than
Tenant-Turbo's  insurance policies), and to compensation accrued or hereafter to
accrue by reason of such taking, damage or destruction, as aforesaid, and by way
of  confirming  the  foregoing,  Tenant-Turbo  hereby  grants and  assigns,  and
covenants with  Landlord-TDYT to grant and assign to Landlord-TDYT all rights to
such damages or  compensation.  Nothing  contained  herein shall be construed to
prevent Tenant-Turbo from making an insurance claim upon insurance maintained by
Tenant-Turbo  for the value of any of  Tenant-Turbo's  trade  fixtures  or other
personal  property owned by Tenant-Turbo  damaged by any fire or other casualty,
or to prevent  Tenant-Turbo  from prosecuting in any condemnation  proceedings a
claim for the value of any Tenant-Turbo's trade fixtures installed in the Leased
Premises by Tenant-Turbo at Tenant-Turbo's  expense and for relocation  expenses
and the unamortized  costs of Tenant-Turbo  improvements to the building and any
net income loss of  business,  provided  that such  action  shall not affect the
amount of compensation  otherwise  recoverable by Landlord-TDYT  from the taking
authority.

                                      -10-
<PAGE>

         Section 10.03 LEASE/ASSIGNMENT.Tenant-Turbo shall not have any right to
lease  the  Leased   Premises  or  any  portion  of  the  Leased  Premises  and,
furthermore, Tenant-Turbo shall not have any right to assign this Lease, without
the  prior  written  consent  of  Landlord-TDYT,  which  consent  shall  not  be
unreasonably  withheld or delayed.  If the rent and other sums and consideration
received by  Tenant-Turbo  on account of any such sublease or assignment  exceed
the then applicable Yearly Fixed Rent allocable to the Leased Premises or to the
space subject to the  sublease,  as the case may be,  Tenant-Turbo  shall pay to
Landlord-TDYT,  as additional  rent  hereunder,  all of such excess,  monthly as
received by Tenant-Turbo,  less  Tenant-Turbo's  reasonable expenses incurred in
respect of such  assignment or sublease,  including  brokerage  commissions to a
licensed third party real estate broker,  advertising and reasonable  attorney's
fees, and the reasonable costs of repairs or fit-up or alterations to the Leased
Premises for such assignee or Landlord-TDYT.

                         ARTICLE XI - EVENTS OF DEFAULT

         Section 11.01 EVENTS OF DEFAULT.If  any of the following  events occur,
it is  hereby  defined  as and  declared  to be and to  constitute  an "Event of
Default" hereunder:

         Section  11.02  FAILURE TO  PAY.Failure  to make any payment of rent or
additional rent when said payment is due hereunder.

         Section 11.03 FAILURE TO COMPLY WITH  COVENANTS.Failure of Tenant-Turbo
to perform or observe any covenant, agreement or condition on its part contained
in this Lease,  which failure shall have continued for a period of ten (10) days
after  written  notice  given  by  Landlord-TDYT,  specifying  the  failure  and
requiring  the same to be  remedied;  unless,  however,  such  condition  cannot
reasonably  be cured within said ten (10) day period and  provided  Tenant-Turbo
uses or is using all diligent efforts to cure said defect or condition.

         Section  11.04  SUSPENSION OF  BUSINESS.Tenant-Turbo  shall abandon the
Leased Premises for a period of greater than 30 days, while in default.

         Section  11.05  INSOLVENCY.Any  act by,  against,  or  relating  to the
Tenant-Turbo,  or its property or assets,  which act constitutes the application
for,  consent to, or sufferance of the  appointment of a receiver,  trustee,  or
other person,  pursuant to court action or  otherwise,  over all, or any part of
the Tenant-Turbo's property, and such appointment is not dismissed within ninety
(90) days after it is begun;  the granting of any trust mortgage or execution of
an  assignment  for the benefit of the  creditors  of the  Tenant-Turbo,  or the
occurrence of any other  voluntary or  involuntary  liquidation  or extension of
debt against  agreement  for the  Tenant-Turbo;  adjudication  of  bankruptcy or
insolvency relative to the Tenant-Turbo,  where such proceeding is not dismissed
within  ninety (90) days after it is begun;  the entry of an order for relief or
similar order with respect to the Tenant-Turbo in any proceeding pursuant to the
Bankruptcy  Reform Act of 1978 (commonly  referred to as the Bankruptcy Code) or
any other federal bankruptcy law; the filing of any complaint,  application,  or
petition  by or  against  the  Tenant-Turbo  initiating  any matter in which the
Tenant-Turbo  is or may be  granted  relief  from the debts of the  Tenant-Turbo
pursuant to the Bankruptcy  Code or any other  insolvency  statute or procedure;
the  offering  by or  entering  into  by the  Tenant-Turbo  of any  composition,
extension or any other arrangement  seeking relief or extension for the debts of
the  Tenant-Turbo,  generally,  or the  initiation  of  any

                                      -11-
<PAGE>

other judicial or non-judicial proceeding or agreement by, against, or including
the  Tenant-Turbo  which  seeks or intends to  accomplish  a  reorganization  or
arrangement with creditors.

         Section 11.06 WRIT OF ATTACHMENT;  EXECUTION.Tenant-Turbo  shall suffer
any writ of  attachment  or  execution  or any  similar  process to be issued or
levied against the Leased Premises or all or a substantial part of its property,
which writ or process is not  discharged,  released,  stayed,  bonded or vacated
within forty-five (45) days after its entry, issue or levy.

         Section  11.07  TRANSFER  OF  OWNERSHIP.There   occurs  any  breach  by
Tenant-Turbo of the terms of Article XIII hereof.

               ARTICLE XII - LANDLORD-TDYT'S REMEDIES ON DEFAULT

         Section 12.01  REMEDIES.Whenever  any Event of Default under Article XI
of this Lease  shall have  happened  any one or more of the  following  remedial
steps may be taken:

                  12.01.1 ACTION UNDER LAW OR  EQUITY.Subject to applicable law,
         Landlord-TDYT  may take  whatever  action  at law or in  equity  as may
         appear  necessary or  desirable to collect all rent and other  payments
         then due and  thereafter to become due, or to enforce  performance  and
         observance  of any  obligation,  agreement or covenant of  Tenant-Turbo
         under this Lease.

                  12.01.2  POSSESSION;  SUBLEASE.Subject  to applicable  law and
         upon prior notice to Tenant-Turbo,  Landlord-TDYT may re-enter and take
         possession of the Leased Premises  without  terminating this Lease, and
         sublease  the Leased  Premises for the account of  Tenant-Turbo,  using
         reasonable best efforts to mitigate its damages.

                  12.01.3   TERMINATION  OF  LEASE.Subject  to  applicable  law,
         Landlord-TDYT  may  terminate  the  Lease,  exclude  Tenant-Turbo  from
         possession of the Leased Premises and in such event Landlord-TDYT shall
         use its best  efforts to lease the Leased  Premises  to another for the
         account of  Landlord-TDYT,  but such obligation shall not be treated as
         requiring  Landlord-TDYT  to favor the Leased  Premises  over any other
         space which it may have available for leasing.

                  12.01.4 COLLECTION OF  RENTS.Tenant-Turbo  shall be liable for
         and shall pay, on the days originally fixed herein for payment, any and
         all rent and other  amounts  due under the terms of the Lease as if the
         Lease had not been  terminated or an Event of Default had not occurred,
         regardless of whether the  Landlord-TDYT has sublet or relet the Leased
         Premises,  less credit from any proceeds to Landlord-TDYT  from any new
         Tenant-Turbo,  it being understood,  however,  that Landlord-TDYT shall
         only be required to use reasonable best efforts to mitigate damages.

                  12.01.5  ALTERATIONS AND  REPAIRS.Tenant-Turbo  shall have the
         right  from  time  to  time   during  the  Term  of  this   Lease,   at
         Tenant-Turbo's  sole expense and without  Landlord-TDYT's  consent,  to
         make non-structural alterations to the Leased Premises. All alterations
         permitted  hereunder  shall  be  performed  in a good  and  workmanlike
         manner,  and in full compliance with all applicable laws.  Tenant-Turbo
         shall not permit any  mechanics'  or other  liens to be placed upon the
         Leased  Premises  during the Term of

                                      -12-
<PAGE>

         this Lease caused by or resulting from any work performed, materials or
         supplies furnished by or at the request of Tenant-Turbo. In the case of
         the filing of any such lien,  Tenant-Turbo  shall  cause the same to be
         discharged  of record  within  sixty  (60) days after  Tenant-Turbo  is
         notified that such lien has been filed.

                  12.01.6   LIQUIDATED   DAMAGE.Tenant-Turbotec   or  its  legal
         representatives  shall pay to the Landlord-TDYT,  as liquidated damages
         for the failure of Tenant-Turbo  to observe and perform  Tenant-Turbo's
         covenants  herein  contained,  any  deficiency  between the rent hereby
         reserved and the net amount,  if any, of the rents collected on account
         of any lease or leases of the  Leased  Premises  for each  month of the
         period which would  otherwise have  constituted the balance of the term
         of this  Lease.  The failure or refusal of  Landlord-TDYT  to relet the
         Leased  Premises  or any part or parts  thereof  shall not  release  or
         affect Tenant-Turbotec's liability for damages.  Landlord-TDYT,  at its
         option,  may  make  such  alterations,   repairs  or  replacements  and
         decorations on the Leased Premises that the Landlord-TDYT,  in its sole
         judgment,  considers  advisable  and  necessary  for  the  purposes  of
         reletting  the  Leased  Premises.  The  making of such  alterations  or
         decorations  shall not operate or be construed to release  Tenant-Turbo
         from liability  hereunder.  Landlord-TDYT shall, in no event, be liable
         for failure to relet the Leased Premises or, if the Leased Premises are
         relet, for failure to collect the rent thereof under such reletting.

         Section 12.02 REMEDIES  CUMULATIVE.No  remedy herein  conferred upon or
reserved to Landlord-TDYT by this Lease is intended to be exclusive of any other
available remedy or remedies, but each and every such remedy shall be cumulative
and shall be in addition to every other  remedy given under this Lease or now or
hereafter  existing at law or in equity or by  statute.  No delay or omission to
exercise any right or power  accruing upon any Event of Default shall impair any
such right or power or shall be construed to be a waiver  thereof,  but any such
right and power may be exercised from time to time and as often as may be deemed
expedient.

         Section 12.03 LANDLORD-TDYT'S RIGHT TO CURE  DEFAULT.Landlord-TDYT may,
but shall not be obligated to, cure, at any time, following ten (10) days' prior
notice to  Tenant-Turbo,  except in cases of  emergency  when no notice shall be
required,   any  default  by  Tenant-Turbo   under  this  Lease;   and  whenever
Landlord-TDYT  so  elects,   all  reasonable  costs  and  expenses  incurred  by
Landlord-TDYT,  including  reasonable  attorneys'  fees,  in  curing an Event of
Default shall be paid by  Tenant-Turbo  to  Landlord-TDYT  as Additional Rent on
demand, together with interest thereon at the rate provided in Section 4.06 from
the date of payment  by  Landlord-TDYT  to the date of payment by  Tenant-Turbo.
Notwithstanding the foregoing, in the event of an emergency Landlord-TDYT agrees
to use reasonable efforts to notify Tenant-Turbo promptly.

         Section 12.04 COST OF  COLLECTION.If  any event of default provided for
in Article XI should occur and  Landlord-TDYT  should employ  attorneys or incur
other  reasonable  expenses for the collection of the rent and  additional  rent
payments or any other sums due hereunder or the  enforcement  or  performance or
observance of any obligation or agreement on the part of the Tenant-Turbo herein
contained,  Tenant-Turbo  agrees that it will on demand therefore  reimburse the
Landlord-TDYT  for  reasonable  attorneys'  fees  and  such  other  expenses  so
incurred.

                                      -13-
<PAGE>

         Section  12.05  WAIVERS.If  any  agreement  contained  herein should be
breached by any party and thereafter  waived by another party, such waiver shall
be limited to the  particular  breach so waived and shall not be deemed to waive
any other breach hereunder.

                    ARTICLE XIII - ASSIGNMENT AND SUBLEASING

         Section  13.01   ASSIGNMENT  AND   SUBLETTING.As   stated   previously,
Tenant-Turbo  shall not have the right to assign this Lease, or sublet the whole
or any part of the  Leased  Premises,  without  the  prior  written  consent  of
Landlord-TDYT, which shall not be unreasonably withheld or delayed.

         However,  consent to a sublease  by any entity  owning at least  ninety
(90%)  percent of  Tenant-Turbo  is hereby  granted,  provided  ninety (90) days
advance  written  notice is given to  Landlord-TDYT  containing (a) the name and
address of the  proposed  subtenant,  (b) a current  financial  statement of the
proposed  subtenant,  and  provided,  (c) a  sublease  agreement  acceptable  to
Landlord-TDYT  has been duly executed.  Any such sublease shall not constitute a
substitution  of tenants and shall not release any  obligation  of  Tenant-Turbo
hereunder.

         Section 13.02  LIMITATION ON CONSENT TO  SUBLEASE.Any  consent given by
Landlord-TDYT   to  any  assignment  or  subletting,   or  acquiescence  by  the
Landlord-TDYT to any assignment or subletting without its consent:

                  (a) shall not release Tenant-Turbo from any responsibility for
the  performance  of  all  of  the  terms  and  provisions  of  this  Lease  and
Tenant-Turbo shall remain responsible for such performance;

                  (b)  shall  not  be  construed  as a  waiver  of the  duty  of
Tenant-Turbo  or its legal  representatives,  successors  or  assigns  to obtain
consent to any other subletting or assignment; and

                  (c) shall not be construed as to modify or limit Landlord-TDYT
rights under this Article.

         Section 13.03 EXCESS RENT.If the rent and other sums and  consideration
received by  Tenant-Turbo  on account of any such sublease or assignment  exceed
the then applicable Yearly Fixed Rent allocable to the Leased Premises or to the
space subject to the  sublease,  as the case may be,  Tenant-Turbo  shall pay to
Landlord-TDYT,  as additional  rent  hereunder,  all of such excess,  monthly as
received by Tenant-Turbo,  less  Tenant-Turbo's  reasonable expenses incurred in
respect of such  assignment or sublease,  including  brokerage  commissions to a
licensed third party real estate broker,  advertising and reasonable  attorney's
fees, and the reasonable costs of repairs or fit-up or alterations to the Leased
Premises for such assignee or Landlord-TDYT.

                         ARTICLE XIV - QUIET ENJOYMENT

         Subject to the performance by Tenant-Turbo of the terms,  covenants and
conditions of this Lease on the part of  Tenant-Turbo  to be kept and performed,
Landlord-TDYT  warrants,  covenants and represents that Tenant-Turbo  shall have
the quiet and peaceable use,  occupancy,  possession and enjoyment of the Leased
Premises  for  the  purpose  demised,   without  any

                                      -14-
<PAGE>

hindrance  or  disturbance  whatsoever  throughout  the  term  hereof,  subject,
however, to the provisions of this Lease.

                      ARTICLE XV - SUBORDINATION OF LEASE

         This Lease  shall be subject and  subordinate  at all times to the lien
and   operation  of  any  mortgage  now  or  hereafter   granted  or  placed  by
Landlord-TDYT's bank on the Leased Premises or the Property and to all renewals,
modifications, replacements and extensions thereof, without the necessity of any
further  instrument  or act on the  part  of  Tenant-Turbo  to  effectuate  such
subordination.  Tenant-Turbo  agrees  that at the  option  of any  mortgagee  in
possession  this Lease  shall  remain in full force and effect and  Tenant-Turbo
shall  attorn  to any  mortgagee  in  possession  or the  purchaser  thereof  as
Landlord-TDYT under this Lease.  Tenant-Turbo shall make,  execute,  acknowledge
and deliver any and all  instruments  deemed  necessary by any such mortgagee or
security holder to accomplish such subordination upon demand, provided that such
mortgagee or security holder agrees not to disturb  Tenant-Turbo's  enjoyment of
the  Leased  Premises  should  Tenant-Turbo  not be in  default  of this  Lease.
Landlord-TDYT  shall use best efforts to furnish  Tenant-Turbo with an agreement
by any mortgagee of the Leased Premises not to disturb Tenant-Turbo's tenancy if
Landlord-TDYT is in compliance with the terms and conditions of this Lease.

                      ARTICLE XVI - WAIVER OF SUBROGATION

         Notwithstanding  anything  set  forth in this  Lease  to the  contrary,
Landlord-TDYT  and  Tenant-Turbo  do hereby waive any and all right of recovery,
claim,  action or cause of action against the other,  their  respective  agents,
officers  and  employees  for any loss or damage  that may  occur to the  Leased
Premises or any addition or improvements  thereto,  or any contents therein,  by
reason of fire,  the elements or any other cause which is insured  against under
the  terms of the  standard  fire and  extended  coverage  insurance  policy  or
policies, with vandalism, malicious mischief and all-risk coverage, building and
contents and rent and business  interruption  insurance,  or other  insurance in
effect  from  time to time  required  to be  carried  by the  Landlord-TDYT  and
Tenant-Turbo,  or for which Landlord-TDYT or Tenant-Turbo may be reimbursed as a
result of insurance coverage affecting any loss suffered by either party hereto,
regardless of cause or origin,  including the  negligence  of  Landlord-TDYT  or
Tenant-Turbo,  or their respective agents,  officers and employees. In addition,
all  insurance  policies  carried by either party  covering the Leased  Premises
including,  but not limited to,  contents,  fire and casualty  insurance,  shall
expressly  waive any right on the part of the insurer  against the other  party,
provided that insurance  including such waiver is  commercially  available,  for
damage to or destruction of the Leased  Premises or contents  therein  resulting
from the acts,  omissions or negligence  of the other party.  If either party is
unable to obtain such a waiver, this Article XVI shall be of no force or effect.

                         ARTICLE XVII - INDEMNIFICATION

         Section 17.01  INDEMNIFICATION BY  TENANT-TURBO.(a)  During the term of
this  Lease  and  for  six  months  thereafter,   Tenant-Turbo  shall  indemnify
Landlord-TDYT  and save  Landlord-TDYT  harmless  from and  against  any and all
claims,  actions,  damages,  liability and expenses:  (i) in connection with any
loss,  damage or injury to persons or property  occurring in the Leased

                                      -15-
<PAGE>

Premises unless caused by the negligence or willful misconduct of Landlord-TDYT,
its employees,  agents or contractors, or Landlord-TDYT's failure to perform any
of its  obligations  under this Lease;  or (ii)  occasioned to the extent of any
negligent act or omission of Tenant-Turbo,  Tenant-Turbo's agents,  contractors,
invitees,  customers  or  employees;  or (iii)  occasioned  by any  violation by
Landlord-TDYT of any agreement,  covenant or condition of this Lease; or (iv) in
connection  with any liability  under or lien imposed  pursuant to the Superlien
Act by reason of any act or action or failure to act by the  Tenant-Turbo or any
of the Tenant-Turbo's agents, contractors,  invitees, customers or employees; or
(v) from all loss, cost,  liability,  damage,  and expense,  including,  without
limitation,  reasonable attorneys' fees and the cost of litigation arising under
Hazardous  Waste  Laws due to any act or  omission  of  Tenant-Turbo,  including
Tenant-Turbo's  agents,  employees or  invitees.  In case  Landlord-TDYT  shall,
without  fault on its part,  be made a party to any  litigation  commenced by or
against  Tenant-Turbo,  then Tenant-Turbo  shall protect and hold  Landlord-TDYT
harmless  and shall pay all  costs,  expenses  and  reasonable  attorneys'  fees
incurred or paid by Landlord-TDYT in connection with such litigation.

         Section  17.02  LIMITATION  OF LIABILITY OF  LANDLORD-TDYT.Tenant-Turbo
agrees that Landlord-TDYT  shall not be responsible or liable to Tenant-Turbo or
those claiming by,  through,  or under  Tenant-Turbo,  or its or their property,
from damage  resulting  from the  breaking,  bursting,  stopping,  or leaking of
electric wires or cables,  water,  gas, sewer, or steam pipes,  from roof leaks,
and the like, unless due to Landlord-TDYT's negligence or willful act.

         Section  17.03  INDEMNIFICATION  BY  LANDLORD-TDYT.Landlord-TDYT  shall
indemnify  Tenant-Turbo and save Tenant-Turbo  harmless from and against any and
all claims, actions,  damages,  liability and expenses of whatever nature (i) in
connection with loss,  damage or injury to persons or property  occurring on the
Property and not within the Leased Premises,  unless caused by the negligence or
willful  misconduct of Tenant-Turbo,  its employees,  agents or contractors,  or
Tenant-Turbo's  failure to perform any of its  obligations  under this Lease; or
(ii) occasioned to the extent of any negligent act or omission of  Tenant-Turbo,
Tenant-Turbo's agents,  contractors,  invitees,  customers or employees. In case
Tenant-Turbo shall, without fault on its part, be made a party to any litigation
commenced by or against  Landlord-TDYT in violation of the terms of this Section
17.03, then Landlord-TDYT shall protect and hold Tenant-Turbo harmless and shall
pay all costs,  expenses  and  reasonable  attorneys'  fees  incurred or paid by
Tenant-Turbo in connection with such litigation.

                         ARTICLE XVIII - MISCELLANEOUS

         Section  18.01  WAIVERS.No  waiver by either party of any of the terms,
covenants, provisions, conditions, rules and regulations required by this Lease,
and no waiver of any legal or equitable relief or remedy shall be implied by the
failure  of  either  party  to  assert  any of its  rights,  or to  declare  any
forfeiture  or for  any  other  reason,  and no  waiver  of any of  said  terms,
provisions,  covenants,  rules and regulations shall be valid unless it shall be
in writing signed by both parties hereto.

         Section  18.02  NOTICE OF  LEASE.Tenant-Turbo  agrees  that it will not
record this Lease.  The parties  agree that either  party may record a notice of
lease.

                                      -16-
<PAGE>

         Section 18.03 NOTICES.All notices, certificates or other communications
hereunder shall be  sufficiently  given and shall be deemed given three (3) days
after the date when mailed by  registered  or  certified  mail,  return  receipt
requested, postage prepaid, or one (1) day after the date when sent by reputable
overnight courier providing proof of delivery, addressed as follows:

                  To Landlord-TDYT:   Thermodynetics
                                      651 Day Hill Road
                                      Windsor, CT 06095

                                      Attention: Office of the President

                  To Tenant-Turbo:    Turbotec Products, Inc.
                                      651 Day Hill Road
                                      Windsor, CT 06095

                                      Attention: Office of the President

                  With a copy to:

or to such other  address as may be  specified  from time to time,  in  writing,
given to the other party in accordance with the terms of this Section.

         Section   18.04  BIND  AND   INURE;   LIMITATION   OF   LANDLORD-TDYT'S
LIABILITIES.The  obligations  of this  Lease  shall run with the land,  and this
Lease shall be binding  upon and inure to the benefit of the parties  hereto and
their  respective  successors.  No  individual  partner,  trustee,  stockholder,
member, officer,  director,  employee or beneficiaries of Landlord-TDYT shall be
personally  liable  under  this  Lease and  Tenant-Turbo  shall  look  solely to
Landlord-TDYT's interest in the Building, and upon any rents, issues and profits
generated by the Building after the issuance of a final, non-appealable judgment
against  the  Landlord-TDYT  in favor of the  Tenant-Turbo,  in  pursuit  of its
remedies  upon an event of  default  hereunder,  and the  general  assets of the
individual  partners,  trustees,  stockholders,  members,  officers,  directors,
employees  or  beneficiaries  of  Landlord-TDYT  shall  not be  subject  to levy
execution or other enforcement procedure for the satisfaction of the remedies of
Tenant-Turbo.

         Section 18.05 LANDLORD-TDYT'S DEFAULT.Landlord-TDYT shall not be deemed
to be in default in the performance of any of its obligations  hereunder  unless
it shall fail to perform such  obligations and such failure shall continue for a
period of 20 days after written notice from Tenant-Turbo or such additional time
as is reasonably required to commence the correction of, and thereafter correct,
any such default after notice has been given by  Tenant-Turbo  to  Landlord-TDYT
specifying the nature of  Landlord-TDYT's  alleged default.  Tenant-Turbo  shall
have no right to terminate this Lease for any default by Landlord-TDYT hereunder
and no right, for any such default,  to offset or counterclaim  against any rent
due hereunder. Landlord-TDYT's liability for maintenance and repair shall always
be limited to the cost of making such repair or  accomplishing  such maintenance
and  repair.  If no action is taken by the  Landlord-TDYT  to

                                      -17-
<PAGE>

cure any defect or default  hereunder,  and if such defect or default  continues
for a period of thirty  (30) days  after  written  notice is  received  from the
Tenant-Turbo,  then the Tenant-Turbo shall have the right to cure such defect or
default and to obtain  reasonable  reimbursement  from the Landlord-TDYT for any
costs or expenses that are attributable to the  Landlord-TDYT in accordance with
this Lease.

         Section  18.06  BROKERAGE.Landlord-TDYT  shall be  responsible  for the
payment of all  brokerage  services to in connection  with this Lease,  it being
acknowledged  by both parties hereto that the sole broker  involved  herewith is
Parsons Commercial Group.  Tenant-Turbo  shall indemnify  Landlord-TDYT from any
brokerage  commission  claimed by any other party  other than the broker  listed
above.

         Section 18.07 SEVERABILITY.If any clause,  sentence,  paragraph or part
of this  Lease  shall,  for any  reason,  be  finally  adjudged  by any court of
competent  jurisdiction to be unconstitutional  or invalid,  such judgment shall
not  affect,  impair or  invalidate  the  remainder  of this  Lease but shall be
confined in its operation to the clause, sentence, paragraph or any part thereof
directly  involved in the  controversy in which such judgment has been rendered.
The  unconstitutionality,  invalidity  or  ineffectiveness  of any  one or  more
provisions or covenants  contained in this Lease shall not relieve  Tenant-Turbo
from liability to make the payments of rental provided herein.

         Section 18.08 ACCEPTANCE OF LESSER PAYMENTS.No  payment by Tenant-Turbo
or  acceptance  by  Landlord-TDYT  of a  lesser  amount  than  shall be due from
Tenant-Turbo to  Landlord-TDYT  shall be treated  otherwise than as a payment on
account. The acceptance of a check by Landlord-TDYT for a lesser amount with any
endorsement or statement  thereon,  or upon any letter  accompanying such check,
that any such  lesser  amount is  payment in full,  shall be of no  effect,  and
Landlord-TDYT  may accept such check  without  prejudice  to any other rights or
remedies Landlord-TDYT may have against Tenant-Turbo.

         Section 18.09 LEASE NOT PARTNERSHIP.Landlord-TDYT  does not, in any way
or for  any  purpose,  become  a  partner  of  Tenant-Turbo  in the  conduct  of
Tenant-Turbo's business, or otherwise, or joint venturer, or a member of a joint
enterprise with Tenant-Turbo by virtue of this Lease.

         Section 18.10  CAPTIONS.The  captions or headings in this Lease are for
convenience only and in no way define,  limit or describe the scope or intent of
any provision of this Lease.

         Section 18.11 CONNECTICUT LAW.This Lease and all rights and obligations
hereunder, including matters of construction, validity and performance, shall be
governed by the laws of the  Commonwealth  of  Connecticut.  Each party  submits
itself to the  jurisdiction of the Courts of said  Commonwealth for all purposes
with respect to this Lease.

         Section 18.12  EXCUSABLE  DELAYS.In the event either party hereto shall
be delayed or hindered in or prevented from the  performance of any act required
under this Lease by reason of adverse  weather  conditions,  strikes,  lockouts,
labor troubles,  inability to procure materials,  failure of power,  restrictive
governmental law or regulations,  riots, insurrection,  war or other reason of a
like nature not the fault of the party delayed in performing  work or doing acts
required  under the terms of this Lease,  then  performance of such act shall be
excused for the

                                      -18-
<PAGE>

period of the delay,  and the period for the performance of any such delay.  The
provisions of this Article shall not operate to excuse  Tenant-Turbo from prompt
payment of rent or any other payment required by the terms of this Lease.

IN WITNESS WHEREOF,  Landlord-TDYT,  being hereunto authorized,  has caused this
Lease to be executed and delivered in its name and Tenant-Turbo,  being hereunto
authorized,  has caused this Lease to be executed and  delivered in its name and
behalf  and its seal to be  hereunto  affixed  by its  officers  thereunto  duly
authorized, all as of the date first above written.

ATTEST:                                         LANDLORD-TDYT:

                                                THERMODYNETICS, INC.

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

                                                BY:________________________
   -----------------------------                   Robert A. Lerman
                                                   President

ATTEST:                                         TENANT-TURBO:

                                                TURBOTEC PRODUCTS, INC.

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

                                                BY:________________________
   -----------------------------                   Robert I. Lieberman
                                                   President

                                      -19-

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