Document:

LEASE

      LEASE, made this 23 day of June, 1997 between Greenberg  Property,  L.L.C.
whose  address is 100 Misty  Lane,  Parsippany,  New Jersey  07054  (hereinafter
referred to as "Lessor");  and Environmental Waste Management  Associates,  Inc.
whose address is 100 Misty Lane, Parsippany, New Jersey 07054.

                                    PREAMBLE

         In  addition  to other  terms  elsewhere  defined  in this  Lease,  the
following terms,  whenever used in this Lease, should have only the meanings set
forth in this section  unless such meanings are expressly  modified,  limited or
expanded elsewhere herein.

         A.       Additional  Rent.  All sums in addition to fixed basic rent
payable by Lessee to Lessor  pursuant to the provisions of this Lease.

         B.       Base Period Costs.  As to the following:

                  (1)      Base  Operating  Costs.  Those  costs,  not
otherwise   specifically   defined  herein, incurred during Calendar Year 1998.

                  (2) Base Real Estate Taxes.  Those real estate taxes  incurred
for the building and office building area during Calendar Year 1998.

                  (3) Base Utility and Energy Costs. Those costs for utility and
energy (including  surcharges and/or adjustments)  incurred during Calendar Year
1998. These costs do not include other costs specifically defined herein.

         C.       Broker. None.

         D.       Building.  100 Misty Lane, Parsippany, New Jersey.

         E.       Building Holidays.  The holidays listed on Exhibit E attached
hereto.

         F.       Commencement Date.  August 1, 1997.

         G. Demised  Premises or Premises.  Approximately  21,827 gross rentable
square feet on the 3rd floor and part of the first floor,  as shown on Exhibit A
hereto, which includes an allocable share of the common facilities as defined in
paragraph 42(c).

         H.  Exhibits.  The  following  exhibits  attached  to  this  Lease  are
incorporated herein and made a part hereof:

                  Premises...............................Exhibit A
                  Rules and Regulations..................Exhibit B
                  Landlord's Work........................Exhibit C
                  Cleaning Services......................Exhibit D
                  Building Holidays......................Exhibit E

         I.       Fixed Basic Rent.  Three Million  Fifty-Five  Thousand  Seven
Hundred and Eighty  ($3,055,780.00) Dollars for the term payable as follows:
                    Years 1 - 10
                  (1)      Yearly  Rate.  Two Hundred and Eighty  Thousand  and
Six Hundred and Four  ($305,578.00) Dollars.

                  (2)      Monthly   Rate.   Twenty-Five   Thousand   Four
Hundred  and   Sixty-Four   and  83/100 ($25,464.83.00) Dollars.

         J.       Lessee's  Percentage.  Forty-Four and 55/100  (44.55%)
percent subject to adjustment as provided for in paragraph 42(e).

         K.       Parking Spaces.  A total of nine (9) assigned spaces.

         L.       Permitted Use.  General office use and nothing else.

         M.       Security Deposit.  None.

         N.       Term.    Ten  (10)  years  -0-  months  from  the
commencement  date  plus two (2) five (5) year options.

         O.       Termination Date.  The day before the 10th anniversary of the
commencement date.
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                                    W I T N E S S E T H :

         For and in consideration of the covenants  herein  contained,  and upon
the terms and conditions herein set forth, Lessor and Lessee agree as follows:

         1.  Description.  Lessor  hereby  leases to Lessee,  and Lessee  hereby
leases from Lessor, the demised premises as defined in the preamble (hereinafter
called  "demised  premises"  or  "premises"),  as  shown  on the  plan or  plans
initialed by the parties  hereto  marked  "Exhibit A attached  hereto and made a
part of this  Lease,  in the  building as defined in the  preamble  (hereinafter
called  the  "building"),  together  with the right to use in common  with other
lessees of the building,  their  invitees,  customers and employees those public
areas of the common facilities as hereinafter defined.

         2.  Term.  The  premises  are leased  for the term to  commence  on the
commencement  date and to end at 12:00 midnight on the termination  date, all as
defined in the preamble.

         3. Basic Rent.  The Lessee shall pay to the Lessor  during the term the
fixed basic rent,  as defined in the preamble  (hereinafter  called "fixed basic
rent"), payable in draft or bank check. The fixed basic rent shall accrue at the
yearly rate, as defined in the preamble,  and shall be payable in advance on the
first day of each calendar month during the term at the monthly installments, as
defined in the preamble,  except that a  proportionately  lesser sum may be paid
for the first and last months of the term of this Lease if the term commences on
a day other than the first day of the month in accordance  with the provision of
this Lease  herein set forth.  Lessor  acknowledges  receipt  from Lessee of the
first monthly installment by check, subject to collection,  for fixed basic rent
for the first month of the lease term. Lessee shall pay fixed basic rent and any
additional  rent, as  hereinafter  provided,  to Lessor at Lessor's above stated
address,  or at such other  place as Lessor  may  designate  in writing  without
demand and without counterclaim, deduction or setoff.

         4. Use and Occupancy.  Lessee shall use and occupy the premises for the
permitted use as defined in the preamble and for no other purpose.

         5. Care and Repair of  Premises.  Lessee  covenants to commit no act of
waste and to take good care of the premises  and the fixtures and  appurtenances
therein,  and shall in the use and  occupancy  of the  premises  comply with all
laws, orders and regulations of the federal,  state and municipal governments or
any  of  their  departments  affecting  the  premises,  and  with  any  and  all
environmental requirements resulting from the Lessee's use of the premises, this
covenant to survive the expiration or sooner  termination  of the Lease;  Lessor
shall, at Lessor's expense,  make all necessary repairs to the common facilities
and to the parking  areas,  if any, the same to be included as an operating cost
except  where the repair has been made  necessary by misuse or neglect by Lessee
or Lessee's agents, servants, visitors of licensees, in which event Lessor shall
nevertheless make the repair, but Lessor shall pay to Lessor as additional rent,
immediately  upon  demand,  the  costs  therefor.  Lessee,  at its sole cost and
expense,  shall have the right to contest any order or regulation  and shall not
be  required  to  comply  with  any  such  order  or  regulation  until  a final
non-appealable  decision is  rendered.  All  improvements  made by Lessee to the
premises  which are so  attached  to the  premises  that they  cannot be removed
without  material  injury to the  premises,  shall become the property of Lessor
upon  installation.  Not later than the last day of the term,  Lessee shall,  at
Lessee's expense,  remove all Lessee's personal property and those  improvements
made by Lessee  which have not become the  property  of Lessor  including  trade
fixtures,  cabinet work, movable paneling,  partitions, and the like; repair all
injury  done by or in  connection  with  the  installation  or  removal  of said
property and  improvements;  and surrender the premises in as good  condition as
they were at the beginning of the term,  reasonable wear and damage by fire, the
elements,  casualty,  or other cause not due to the misuse or neglect by Lessee,
Lessee's agents,  servants,  visitors, or licensees excepted. All other property
of Lessee  remaining on the premises after the last day of the term of the Lease
shall be conclusively  deemed abandoned and may be removed by Lessor, and Lessee
shall  reimburse  Lessor for the cost of such removal.  Lessor may have any such
property  stored at  Lessee's  risk and  expense.  With  respect  to the  common
facilities and parking area, Lessee shall be responsible for any damage which is
not covered by insurance caused by visitors and/or licenses.

         6.  Alterations,  Additions or Improvements.  Lessee shall not, without
first obtaining the written consent of Lessor,  make any alterations,  additions

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or  improvements  in, to or about the premises  which cost in excess of $10,000.
Below said dollar number no advance written or oral consent is required.

         7. Activities  Increasing Fire Insurance Rates.  Lessee shall not do or
suffer  anything to be done on the premises which will increase the rate of fire
insurance on the building. This clause shall not be applicable so long as Lessee
uses the premises solely for office use.

         8.  Assignment  and  Sublease.  Lessee may not assign or  sublease  the
within lease to any party without  Lessor's consent which shall not unreasonably
be withheld:

                  (a) Lessor's consent shall not be deemed unreasonably withheld
if it refuses to consent to any proposed  sublease or an assignment of the lease
to a  tenant,  subtenant  or  other  occupant  of  the  building  or,  if in the
reasonable  judgment  of Lessor  the  business  of such  proposed  subtenant  or
assignee is not compatible with the type of occupancy of the building,  violates
any exclusive granted to any other tenant in the building, or such business will
create increased use of the common facilities of the office building area and/or
building, or is to any state, federal or municipal agency or bureau.

                  (b) The Lessee and each  assignee  shall be and remain  liable
for the observance of all the covenants and provisions of this Lease,  including
but not limited to the payment of fixed basic rent and additional  rent reserved
herein,  through  the entire  term of this Lease as the same may be  extended or
otherwise modified.

                  (c) In any event,  the acceptance by Lessor of any fixed basic
rent or additional rent from the assignee or from any of the subtenants,  or the
failure  of Lessor  to insist  upon a strict  performance  of any of the  terms,
conditions  and  covenants  herein,  shall not  release  Lessee  herein  nor any
assignee  assuming this Lease from any and all of the obligations  herein during
and for the entire term of this Lease.

                  (d)  Lessor  shall  require a One  Hundred  ($100.00)  Dollars
payment to cover its handling charges for each request for consent to any sublet
or assignment prior to its consideration of the same.  Lessee  acknowledges that
its sole remedy with respect to any assertion  that Lessor's  failure to consent
to any sublet or  assignment  is  unreasonable,  shall be the remedy of specific
performance  and  Lessee  shall have no other  claim or cause of action  against
Lessor as a result of Lessor's actions in refusing to consent thereto.

                  (e) Any sublet or  assignment to an  "affiliate"  (hereinafter
defined) shall not be subject to the provisions of  subparagraph  (a) hereof and
shall not require  Lessor's prior written  consent,  but all other provisions of
this paragraph shall apply.

                  (f) The sale and transfer of stock or ownership control,  (50%
or more of the stock of the corporation or partnership ownership) if Lessee be a
corporation, or partnership,  shall be deemed an assignment of this Lease unless
(i) it  involves  the  sale or  issuance  of  securities  registered  under  the
Securities  Act of  1933,  as  amended;  (ii) it is made  amongst  the  existing
stockholders  (partners)  of  Lessee;  or (iii) it  results  from the death of a
stockholder  (partner) of Lessee,  in which event the Lessor's consent shall not
be required but all other provisions of this paragraph shall apply.

         9.  Compliance  with Rules and  Regulations.  Lessee shall  observe and
comply with the rules and regulations  hereinafter set forth in Exhibit B hereto
and made a part hereof,  and with such further  reasonable rules and regulations
as Lessor may  prescribe  on written  notice to Lessee for the safety,  care and
cleanliness  of the building,  and the comfort,  quiet and  convenience of other
occupants  of the  building.  Lessee must  consent in writing to be bound by any
future  rules  and  regulations.  Lessee's  consent  shall  not be  unreasonably
withheld.  Lessee shall not place a load upon any floor of the demised  premises
exceeding the floor load per square foot area which it was designed to carry and
which is provided for in the Exhibit A attached hereto or allowed by law. Lessor
reserves  the right to  prescribe  weight and  position  of all safes,  business
machines  and  mechanical  equipment.  Such  installments  shall be  placed  and
maintained by Lessee,  at Lessee's expense,  in settings  sufficient in Lessor's
reasonable judgment to absorb and prevent vibration, noise and annoyance.

         10.  Damages to  Building/Waiver  of  Subrogation.  If the  building is
damaged by fire or any other cause to such extent that the cost of  restoration,

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as  reasonably  estimated  by  Lessor,  will equal or exceed  twenty-five  (25%)
percent of the replacement value of the building (exclusive of foundations) just
prior to the  occurrence  of the  damage  then  Lessor  may,  no later  than the
sixtieth  (60th) day following  the damage,  give Lessee a notice of election to
terminate this Lease,  or if the cost of restoration  will equal or exceed fifty
(50%)  percent  of such  replacement  value  and if the  premises  shall  not be
reasonably  usable for the  purpose  for which they are  leased  hereunder  then
Lessee may, no later than the sixtieth  (60th) day  following  the damage,  give
Lessor a notice of  election  to  terminate  the Lease.  In either said event of
election,  this Lease shall be deemed to terminate on the  thirtieth  (30th) day
after the giving of said notice and Lessee  shall  surrender  possession  of the
premises within a reasonable time  thereafter,  and the fixed basic rent and any
additional rent shall be apportioned as of the date of said  surrender,  and any
fixed basic rent or  additional  rent paid for any period beyond said date shall
be repaid to Lessee. If the cost of restoration,  as estimated by Lessor,  shall
amount to less than twenty-five  (25%) percent of said replacement  value of the
building or if despite the cost  Lessor does not elect to  terminate  the Lease,
Lessor shall  restore the building and the premises with  reasonable  promptness
subject to force majeure, as hereinafter defined, and Lessee shall have no right
to terminate this Lease. Lessor need not restore fixtures and improvements owned
by Lessee. In any case in which use of the premises is affected by any damage to
the  building,  there shall be either an abatement or an equitable  reduction in
fixed basic rent and any  additional  rent depending on the period for which and
the extent to which the premises are not reasonably  usable for the purposes for
which they are leased hereunder.  The words  "restoration" and "restore" as used
in this paragraph shall include repairs. If the damage results from the fault of
Lessee or  Lessee's  agents,  servants,  visitors  or  licensees,  which are not
covered by insurance, Lessee shall not be entitled to any abatement or reduction
in  fixed  basic  rent or  additional  rent  except  to the  extent  of any rent
insurance maintained by Lessee and received by Lessor.

         Notwithstanding  the provisions of this paragraph of the Lease,  in the
event of any loss or damage to the  building,  the premises  and/or any contents
(herein "property  damage"),  each party waives all claims against the other for
any such loss or damage and each party shall look only to any insurance which it
has obtained to protect against such loss (or in the case of Lessee, against any
tenant of the building that has not waived subrogation against such Lessee), and
each party shall obtain for each policy of such insurance provisions waiving any
claims against the other party (and against any other  tenant(s) in the building
that has waived  subrogation  against the Lessee) for loss or damage  within the
scope of such insurance.

         11.  Eminent  Domain.  If Lessee's  use of the  premises is  materially
affected  due to the taking by eminent  domain of (i) the  premises  or any part
thereof or any estate  therein,  or (ii) any other part of the building then, in
either event,  this Lease shall  terminate on the date when title vests pursuant
to  such  taking.  The  fixed  basic  rent  and any  additional  rent  shall  be
apportioned as of said termination  date, and any fixed basic rent or additional
rent paid for any period  beyond  said date  shall be repaid to  Lessee.  Lessee
shall not be entitled to any part of the award for such taking or any payment in
lieu  thereof,  but Lessee may file a separate  claim for any taking of fixtures
and improvements  owned by Lessee which have not become Lessor's  property,  and
for  moving  expenses  provided  the same  shall in no way  affect  or  diminish
Lessor's  award.  In the  event of a  partial  taking  which  does not  effect a
termination of this Lease but does deprive Lessee of the use of a portion of the
demised premises,  there shall either be an abatement or any equitable reduction
of the fixed basic rent and an  equitable  adjustment  reducing  the base period
costs  depending on the period for which and the extent to which the premises so
taken are not  reasonably  usable  for the  purpose  for which  they are  leased
hereunder.  If any partial or total taking  materially  interferes with Lessee's
ability to conduct its business,  Lessee shall have the option to terminate this
Lease.

         12.  Insolvency of Lessee.  Either (i) the appointment of a receiver to
take possession of all or substantially  all of the assets of Lessee,  or (ii) a
general  assignment by Lessee for the benefit of creditors,  or (iii) any action
taken or  suffered  by  Lessee  under any  insolvency  or  bankruptcy  act shall
constitute  a default  of this Lease by Lessee,  and Lessor may  terminate  this
Lease  forthwith  and  upon  notice  of  such  termination,  Lessee's  right  to
possession  of the demised  premises  shall cease and Lessee shall then quit and
surrender the premises to Lessor,  but Lessee shall remain liable as hereinafter
provided in  paragraph 14 hereof.  If Lessee  contines to pay the basic rent and
additional  rent  after any  insolvency  filing,  the  filing of same  shall not
constitute a Lease default.

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         13. Lessor's Remedies on Default.  If Lessee defaults in the payment of
fixed basic rent or any additional  rent, or defaults in the  performance of any
of the other covenants and conditions  hereof,  Lessor may give Lessee notice of
such default and if Lessee does not cure any fixed basic rent or additional rent
default  within ten (10) days or other  default  within  thirty  (30) days after
giving of such notice (or if such other default is of such nature that it cannot
be  completely  cured within such period if Lessee does not commence such curing
within such thirty (30) days and thereafter  proceed with  reasonable  diligence
and in good faith to cure such default), then Lessor may terminate this Lease on
not less than ten (10) days' notice to Lessee, and on the date specified in said
notice,  Lessee's  right to possession of the demised  premises  shall cease and
Lessee shall then quit and  surrender  the premises to Lessor,  but Lessee shall
remain liable as hereunder provided. If this Lease shall have been so terminated
by  Lessor  pursuant  to  paragraphs  12 or 13  hereof,  Lessor  may at any time
thereafter  resume  possession  of the  premises by any lawful  means and remove
Lessee or other occupants and their effects.

         14.  Deficiency.  In any case where Lessor has recovered  possession of
the premises by reason of Lessee's default, Lessor may at Lessor's option occupy
the  premises  or  cause  the  premises  to be  redecorated,  altered,  divided,
consolidated  with any adjoining  premises,  or otherwise change or prepared for
reletting,  and may relet  premises or any part  thereof as agent of Lessee,  or
otherwise,  for a term or terms to  expire  prior  to,  at the same  time as, or
subsequent to the original  expiration date of this Lease,  at Lessor's  option,
and receive the rent thereof  (fixed basic rent or additional  rent) so received
shall be  applied  first to the  payment  of such  expenses  as Lessor  may have
incurred in connection with the recovery of possession,  redecorating, altering,
dividing,  consolidating with other adjoining premises, or otherwise changing or
preparing for re-letting,  and the re-letting including brokerage and reasonable
attorneys fees, and then to the payment of damages in amounts equal to the fixed
basic rent and  additional  rent  hereunder,  and to the costs and  expenses  of
performance of the other covenants of Lessee as herein  provided.  Lessee agrees
in any such case,  whether or not Lessor has  re-let,  to pay to Lessor  damages
equal to the fixed basic rent and  additional  rent and other sums herein agreed
to be paid by  Lessee  less  the net  proceeds  of the  re-letting,  if any,  as
ascertained  from time to time and the same  shall be  payable  by Lessee on the
several rent days above  specified.  Lessee shall not be entitled to any surplus
accruing  as a result of any such  re-letting.  In  re-letting  the  premises as
aforesaid,  Lessor may grant rent  concessions  and Lessee shall not be credited
herewith.  No such re-letting  shall constitute a surrender and acceptance or be
deemed evidence thereof. If Lessor elects,  pursuant hereto,  actually to occupy
and use the premises, or any part thereof, during any part of the balance of the
term as  originally  fixed or since  extended,  there  shall be allowed  against
Lessee's  obligation  for fixed  basic  rent and  additional  rent or damages as
herein defined, during the period of Lessor's occupancy, the reasonable value of
such  occupancy  not to exceed in any event the fixed basic rent and  additional
rent herein reserved,  and such occupancy shall not be construed as a release of
Lessee's liability hereunder.

                  Alternatively,   in  any  case  where  Lessor  has   recovered
possession of the premises by reason of Lessee's default, Lessor may at Lessor's
option and at any time  thereafter and without notice or other action by Lessor,
and without  prejudice to any other rights or remedies it might have  hereunder,
or at law or equity  become  entitled to recover from Lessee as damages for such
breach in addition to such other sums herein  agreed to be paid by Lessee to the
date  of  re-entry,  expiration  and/or  dispossess,  an  amount  equal  to  the
difference  between the fixed basic rent and  additional  rent  reserved in this
Lease  from  the date of such  default  to the  date of  expiration  of the term
demised,  as the same may have been  extended or renewed,  and the then fair and
reasonable  rental value  (inclusive of additional rent and fixed basic rent) of
the premises for the same period.  Said damages  shall become due and payable to
Lessor  immediately upon such breach of this Lease and without regard to whether
this Lease be terminated or not, and if this Lease be terminated  without regard
to the manner in which it is terminated. In the computation of such damages, the
difference  between any  installments  of fixed basic rent and  additional  rent
thereafter  becoming  due,  and the  fair  and  reasonable  rental  value of the
premises  for the  period  for which  such  installment  was  payable,  shall be
discounted  to the date of such  default  at the rate of not more than four (4%)
percent per annum.

         Lessee  hereby  waives all right of  redemption  to which Lessee or any
person under Lessee might be entitled by any law now or hereafter in force.

         Lessor's  remedies  hereunder are in addition to any remedy  allowed by
law.

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         15.  Subordination of Lease. This Lease shall at Lessor's option, or at
the option of any holder of any underlying  lease or holder of any mortgage,  be
subject  and  subordinate  to any such  underlying  leases and to any such first
mortgage  which  may now or  hereafter  affect  the real  property  of which the
premises form a part,  and also to all renewals,  modifications,  consolidations
and replacements of said underlying leases and said first mortgage.  Although no
instrument  or act on the part of Lessee shall be necessary to  effectuate  such
subordination,  Lessee  will  nevertheless  execute  and  deliver  such  further
instruments confirming such subordination of this Lease as may be desired by the
holders of said first mortgage or trust deed or by any of the Lessors under such
underlying leases. Lessee hereby appoints Lessor attorney-in-fact irrevocably to
execute and deliver any such instrument for Lessee.  If any underlying  lease to
which this Lease is subject terminates, Lessee shall on timely request attorn to
the owner of the reversion.

         16.      Security.         Intentionally left blank.

         17. Right to Cure Lessee's  Breach.  If Lessee breaches any covenant or
condition of this Lease,  Lessor may on reasonable notice to Lessee (except that
no notice need be given in case of emergency) cure such breach at the expense of
Lessee,  and the reasonable  amount of all expenses,  including  attorney's fees
incurred by Lessor, in so doing (whether paid by Lessor or third party) shall be
deemed additional rent payable on demand.

         18. Mechanic's Lien.  Lessee shall,  within a reasonable period of time
after  notice from  Lessor,  discharge  or satisfy by bonding or  otherwise  any
mechanic's  liens for materials or labor  claimed to have been  furnished to the
premises on Lessee's behalf.

         19.  Right to Inspect and  Repair.  Lessor may enter the  premises  but
shall not be obligated to do so (except as required by any specific provision of
this Lease) at any reasonable  time on reasonable  notice to Lessee (except that
no notice need be given in case of  emergency)  for the purpose of inspection or
the making of such repairs,  replacements or additions in, to, on, and about the
premises or the building as Lessor deems  necessary or  desirable.  Lessee shall
have no claims  or cause of action  against  Lessor by reason  thereof.  Lessee,
except for claims not  covered  by a standard  business  interruption  insurance
policy,  (Lessee shall provide  Lessor with copy of insurance  policy) shall not
have any claim against Lessor for interruption to Lessee's business.

         20. Services to be Provided by Lessor/Lessor's Exculpation.  Subject to
intervening laws, ordinances, regulations, and executive orders, while Lessee is
not in default  under any of the  provisions  of this  Lease,  Lessor  agrees to
furnish, except on holidays as set forth on Exhibit E attached hereto and made a
part hereof.

                  (a) The  cleaning  services as set forth in Exhibit D attached
hereto and made a part hereof,  and subject to the  conditions  therein  stated.
Except  as set  forth on  Exhibit  D,  Lessee  shall  pay the cost of all  other
cleaning services required by Lessee.

                  (b) Heating, ventilating and air conditioning (herein "HVAC"),
as  appropriate  for the season,  together with common  facilities  lighting and
electric energy, all during building hours, as hereinafter defined.

                  (c) Cold and hot water for drinking and lavatory purposes.

                  (d) Elevator service during building hours.

                  (e)  Restroom  supplies  and  exterior  window  cleaning  when
reasonably required.

                  (f)  Notwithstanding  the  requirements  of other provision of
this  Lease,  Lessor  shall not be liable  for  failure  to  furnish  any of the
aforesaid  services  when such  failure is due to force  majeure as  hereinafter
defined.  If Lessor fails to provide  necessary  services to the premises for an
unreasonable length of time, Lessee may terminate this Lease. Lessor's liability
for its failure to furnish any service  required to be  furnished by it pursuant
to this Lease shall be as set forth in paragraph  21. Lessor shall not be liable
under any  circumstance,  including  but not  limited to that  arising  from the
negligence of Lessor, its agents,  servants or invitees, or from defects, errors
or omissions in the  construction  or design of the demised  premises and/or the
building including the structural and non-structural  portions thereof, for loss
of or  injury  to  Lessee  or to  property,  however  occurring,  through  or in
connection  with or incidental to the furnishing of or failure to furnish any of

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the aforesaid  services,  or for any interruption to Lessee's business,  however
occurring.

         21. Interruption of Services or Use. Interruption or curtailment of any
service  maintained in the building or at the office  building area if caused by
force  majeure,  as hereinafter  defined,  shall not entitle Lessee to any claim
against  Lessor or to any  abatement of fixed basic rent or addition  rent,  and
shall not constitute a constructive  or partial  eviction unless Lessor fails to
take  measures  as may be  reasonable  under the  circumstances  to restore  the
service without undue delay. If the premises are rendered  untenantable in whole
or in part for a period of ten (10)  consecutive  business days by the making of
repairs,  replacements or additions other than those made with Lessee's  consent
or caused by misuse or neglect by Lessee, or Lessee's agents, servants, visitors
or licensees,  there shall be a  proportionate  abatement of rent from and after
said tenth (10th) consecutive business day and continuing for the period of such
untenantability.  In no event shall  Lessee be entitled to claim a  constructive
eviction from the premises  unless  Lessee shall first have  notified  Lessor in
writing of the condition or conditions giving rise thereto and if the complaints
be justified,  unless Lessor shall have failed,  within a reasonable  time after
receipt of such notice,  to remedy or commence and proceed with due diligence to
remedy such condition or conditions, all subject to force majeure as hereinafter
defined.

         22.      Building Standard Office Electrical Service.
                  (a) For so long as Lessee is not in  default  with  respect to
the payment of basic rent and additional  rent,  Lessor agrees to provide office
electrical  service (as hereinafter  defined) to the premises upon the following
terms and conditions:

                           (1)      Lessee  shall  pay to  Lessor on the  first
day of every  month,  in  advance,$2,273.64  per month.  Said  amounts  shall be
treated  as  additional  rent due hereunder.  Proportionate  sums shall be
payable for periods of less than a full month if the term  commences  or ends
on any other than the first or last day of the month.

                           (2)      Lessor  shall  not be  liable  in any way to
Lessee for any loss,  damage or expense  which  Lessee may sustain or incur as a
result  of any  failure,  defect  or  change in the  quantity  or  character  of
electrical energy available for  redistribution to the premises pursuant to this
paragraph nor for any  interruption  in the supply,  and Lessee agrees that such
supply  may  be  interrupted  for  inspection,   repairs,   replacement  and  in
emergencies.  In any event,  the full  measure  of  Lessor's  liability  for any
interruption  in the  supply  due to  Lessor's  acts or  omissions  shall  be an
abatement  of  rent.  In no  event  shall  Lessor  be  liable  for any  business
interruption suffered by Lessee.
                           (3) Lessee shall furnish and install all  replacement
lighting tubes, lamps, ballasts and bulbs required in the premises.
                           (4) Lessee shall make no  alteration  to the existing
electrical  risers,  wiring and other  conductors  or outlets  without  Lessor's
consent. Should Lessor consent, all such alterations shall be provided by Lessor
and the cost therefor paid by Lessee upon demand as additional rent.
                  (b) For  purposes  of this  paragraph  22,  building  standard
office  electrical  service shall mean the electrical energy required to provide
the lighting  and operate  general  office  equipment  such as Lessee's  present
computer system, typewriters, calculators and copiers; provided Lessee's present
such lighting and equipment does not require  greater than a 15-amp line, but in
no  event  to  include  electrical  energy  for the  operation  of any  computer
installation or data processing  equipment other than personal computers,  which
energy shall be provided during building hours as hereinafter defined.

         23.  Additional  Rent. It is expressly  agreed that Lessee will pay, in
addition to the basic rent provided in paragraph 3 above,  an additional rent to
cover Lessee's percentage,  as defined in the preamble, of the increased cost to
Lessor for each of the categories  enumerated herein over the base period costs,
as defined in the preamble for said categories.

                  (a)  Operating  Cost  Escalation.   If  the  operating  costs,
incurred for the  building in which the demised  premises are located and office
building area for any Lease year or proportionate  part thereof during the Lease
term,  shall be greater than the base operating costs (adjusted  proportionately
for  periods  less  than a lease  year),  then  Lessee  shall  pay to  Lessor as
additional  rent  Lessee's  percentage  of  all  such  excess  operating  costs.
Operating  costs shall  include by way of  illustration  and not of  limitation:
personal  property taxes;  labor  including wages and salaries;  social security
taxes and other  taxes  which may be levied  against  Lessor upon such wages and

                                        7
<PAGE>

salaries; supplies; repairs and maintenance;  maintenance and service contracts;
painting;  wall and  window  washing;  laundry  and  towel  service;  tools  and
equipment  (which are not  required to be  capitalized  for  federal  income tax
purposes); fire and other insurance;  trash removal; lawn care; snow removal and
all other items  properly  constituting  direct  operating  costs  according  to
standard  accounting  practices  (hereinafter  collectively  referred  to as the
"operating  costs") but not  including  depreciation  of building or  equipment;
interest;  income  or  excess  profits  taxes;  costs  of  maintaining  Lessor's
corporate   existence;   franchise  taxes;  any  expenditures   required  to  be
capitalized for federal income tax purposes unless said expenditures are for the
purpose of reducing operating costs within the building and office building area
or are required  under any  governmental  law,  ordinance or regulation in which
event the costs thereof shall be included.  The base operating costs shall be as
defined in the preamble.  Any non-third party operating costs shall not increase
more than 50% of the Northeast  Consumer Price Index or a comparable  index,  if
the index no longer exists. Third party costs shall not be subject to any cap.

                  (b) Fuel, Utilities and Electric Cost Escalation.  Hereinafter
referred to as  "utility  and energy  costs." If the  utility and energy  costs,
including any fuel surcharges or adjustments with respect thereto,  incurred for
water, sewer, gas, electric, other utilities and heating,  ventilating,  and air
conditioning  for the  building  to include  all leased and  leasable  areas and
common facilities,  electric, lighting, water, sewer and other utilities for the
building and office  building  area,  for any Lease year or  proportionate  part
thereof,  during the term,  shall be greater  than the base  utility  and energy
costs (adjusted  proportionately  for periods less than Lease year), then Lessee
shall pay to Lessor,  as additional  rent,  Lessee's  percentage as  hereinafter
defined,  all of such excess utility and energy costs. As used in this paragraph
23(b), the base utility and energy costs shall be as defined in the preamble.  A
clause  similar to this clause shall be included in all the other leases for the
premises.

                  (c) Tax Escalation.  If the real estate taxes for the building
and office building area at which the demised premises are located for any Lease
year or proportionate part thereof, during the Lease term, shall be greater than
the base real estate  taxes  (adjusted  proportionately  for periods less than a
Lease  year),  then Lessee shall pay to Lessor,  as  additional  rent,  Lessee's
percentage, as hereinafter defined, of all such excess real estate taxes.

                           As used in this paragraph  23(c),  the words and
terms which follow mean and include the following:
                           (1)      "Base real estate taxes" shall be as defined
in the preamble.

                           (2) "Real estate taxes" shall mean the property taxes
and assessments  imposed upon the building and office building area, or upon the
rent,  as such,  payable to Lessor,  including  but not limited to real  estate,
city, county, village, school and transit taxes,  assessments or charges levied,
imposed or assessed  against the building and office  building area by any other
taxing  authority,  whether  general or  specific,  ordinary  or  extraordinary,
foreseen or  unforeseen.  If due to future  change in the method of taxation any
franchise,  income or profit tax shall be levied against Lessor in  substitution
for or in lieu of or in addition to any tax which would  otherwise  constitute a
real estate tax,  such  franchise,  income or profit tax shall be deemed to be a
real estate tax for the purposes hereof;  conversely, any additional real estate
tax hereafter imposed in substitution for or in lieu of any franchise, income or
profit tax (which is not in  substitution  for or in lieu of or in addition to a
real estate tax as hereinabove  provided)  shall not be deemed a real estate tax
for the purposes hereof.

                  (d) Lease Year. As used in this paragraph 23, Lease year shall
mean the twelve (12) month period commencing January 1, 1998 and ending December
31, 1998 and each twelve (12) month period  thereafter.  Once the base costs are
established,  in the event any lease period is less than twelve months, then the
base period costs for the categories listed above shall be adjusted to equal the
proportion  that said period  bears to twelve  months,  and Lessee  shall pay to
Lessor,  as  additional  rent for  such  period,  an  amount  equal to  Lessee's
percentage,  as  hereinafter  defined,  of the excess for said  period  over the
adjusted base with respect to each of the aforesaid categories.

                  (e)  Payment.  At any  time and from  time to time  after  the
establishment  of the base period costs for each of the  categories  referred to

                                       8
<PAGE>

above, Lessor shall advise Lessee in writing of Lessee's percentage with respect
to each of the  categories  as  estimated  for the next twelve (12) month period
(and for each succeeding  twelve month period or  proportionate  part thereof if
the last period prior to the Lease's  termination in less than twelve months) as
then known to Lessor,  and  hereafter,  Lessee  shall pay, as  additional  rent,
Lessee's  percentage of these costs for the then current period affected by such
advice (as the same may be  periodically  revised by Lessor as additional  costs
are incurred) in equal monthly installments, such new rates being applied to any
months for which the fixed  basic rent  shall have  already  been paid which are
affected  by the  operating  cost  escalation  and/or  utility  and energy  cost
escalation  and/or  tax  escalation  costs  above  referred  to as  well  as the
unexpired  months of the current  period,  the  adjustment  for the then expired
months to be made at the  payment  of the next  succeeding  monthly  rental,  as
subject to final  adjustment at the  expiration of each lease year as defined in
subparagraph (d) hereof (or  proportionate  part hereof if the last period prior
to the Lease's termination is less than twelve months).

                           Notwithstanding  anything  herein  contained  to the
contrary,  in the event the last period prior to the Lease's termination is less
than  twelve (12)  months,  the base period  costs  during said period  shall be
proportionately reduced to correspond to the duration of said final period.
                  (f) Books and Records.  For the  protection of Lessee,  Lessor
shall  maintain  books  of  account  which  shall  be  open  to  Lessee  and its
representatives  at all reasonable  times so that Lessee can determine that such
operating, utility, energy and tax costs have in fact been paid or incurred. Any
disagreement   with  respect  to  anyone  or  more  of  said  charges,   if  not
satisfactorily  settled  between Lessor and Lessee,  shall be referred by either
party to an independent  certified public accountant to be mutually agreed upon,
and if such an  accountant  cannot  be agreed  upon,  the  American  Arbitration
Association may be asked by either party to select an arbitrator  whose decision
on the dispute  will be final and binding  upon both  parties who shall  jointly
share any cost of such arbitration.  Pending resolution of said dispute,  Lessee
shall  pay to  Lessor  the sum so  billed  by  Lessor  subject  to its  ultimate
resolution as aforesaid.

                  (g) Right to Review. Once Lessor shall have finally determined
said  operating,  utility and energy or tax costs at the  expiration  of a Lease
year,  then as to the item so  established,  Lessee  shall only be  entitled  to
dispute said charge as finally  established for a period of six (6) months after
such charge is finally established,  and Lessee specifically waives any right to
dispute any such charge at the  expiration of said six (6) month period.  Lessee
shall have the right to contest any fraudulent  charge within three (3) years of
payment for said specific charge.

                  (h) Occupancy  Adjustment.  If with respect to operating  cost
escalation,  as established in subparagraph  (a) hereof,  and utility and energy
cost escalation,  as established in subparagraph (b) hereof, the building is not
ninety-five  (95%) percent  occupied during the  establishment of the respective
base periods,  then the base costs  incurred with respect to said operating cost
or utility and energy cost shall be adjusted  during any such period  within the
base period so as to reflect ninety-five (95%) percent occupancy.  Similarly, if
during any Lease year or  proportionate  part  thereof,  subsequent  to the base
period,  the building is less than ninety-five (95%) percent occupied,  then the
actual costs  incurred for  operating  cost and utility and energy cost shall be
increased during any such period to reflect  ninety-five (95%) percent occupancy
so that at all times  after the base  period  the  utility  and  energy  cost or
operating  cost shall be actual  costs;  but in the event less than  ninety-five
(95%)  percent of the building is occupied  during all or part of the Lease year
involved,  the utility and energy cost and operating cost shall not be less than
that  which  would  have been  incurred  had  ninety-five  (95%)  percent of the
building been occupied. The aforesaid adjustment shall only be made with respect
to those items that are in fact affected by variation in occupancy levels.

         24. Lessee's Estoppel. Lessee shall from time to time, on not less than
ten (10) days' prior written request by Lessor, execute, acknowledge and deliver
to Lessor a written  statement  certifying  that the Lease is unmodified  and in
full force and effect, or that the Lease is in full force and effect as modified
and listing the  instruments of  modification;  the dates to which the rents and
charges have been paid;  and to the best of Lessee's  knowledge,  whether or not
Lessor is in default hereunder,  and if so, specifying the nature of the default
and any such other reasonable  information as Lessor may request. It is intended
that any such statement delivered pursuant to this paragraph may be relied on by
a prospective  purchaser of Lessor's  interest or mortgagee of Lessor's interest
or assignee of any mortgage of Lessor's interest.

                                       9
<PAGE>

         25. Holdover Tenancy.  If Lessee holds possession of the premises after
the terms of this Lease,  Lessee shall become a tenant from month to month under
the provisions  herein  provided,  but at a monthly basic rental as provided for
pursuant to N.J.S.A. 2A:42-6 and without the requirement for demand or notice by
Lessor  to  Lessee  demanding  delivery  of  possession  of said  premises  (but
additional  rent shall  continue as provided in this Lease),  which sum shall be
payable  in  advance  on the first day of each  month,  and such  tenancy  shall
continue until terminated by Lessor, or until Lessee shall have given to Lessor,
at least sixty (60) days prior to the intended  date of  termination,  a written
notice of intent to terminate such tenancy, which termination date must be as of
the end of a calendar month.

         26.  Right  to  Show  Premises.   Lessor  may  shown  the  premises  to
prospective  purchasers and  mortgagees;  and during the six (6) months prior to
termination  of this Lease,  to  prospective  tenants  during  business hours on
reasonable notice to Lessee.

         27.  Lessor's  Work;  Condition of the  Premises.  This Section is left
intentionally blank.

         28.  Waiver of Trial by Jury. To the extent such waiver is permitted by
law,  the  parties  waive trial by jury in any action or  proceeding  brought in
connection with this Lease or the premises.

         29.   Late   Charge.   Anything   in  this   Lease   to  the   contrary
notwithstanding,  at Lessor's  option,  Lessee shall pay a "late charge" of four
(4%) percent of any installment of fixed basic rent or additional rent paid more
then ten (10)  days  after  the due date  thereof  to cover  the  extra  expense
involved in handling  delinquent  payments,  said "late charge" to be considered
additional  rent.  The amount of the late  charge to be paid by Lessee  shall be
reassessed and added to Lessee's  obligations for such successive monthly period
until paid.

         30.      Lessee's Insurance.
                  (a) Lessee  covenants to provide on or before the commencement
date a comprehensive  policy of general liability  insurance naming Lessor as an
additional  named  insured,  insuring  Lessee and Lessor  against any  liability
commonly  insured  against and occasioned by accident  resulting from any act or
omission on or about the premises and any appurtenances  thereto. Such policy is
to be written by an insurance  company  qualified to do business in the State of
New Jersey  reasonably  satisfactory to Lessor.  The policy shall be with limits
not less than One Million  ($1,000,000.00) Dollars in respect of any one person,
in respect to any one accident,  and in respect of property damage.  Said limits
shall be subject to periodic  review and Lessor  reserves  the right to increase
said  coverage  limits if, in the  reasonable  opinion of Lessor,  said coverage
becomes  inadequate  and is less than commonly  maintained by tenants in similar
buildings in the areas by tenants  making  similar  uses.  At least fifteen (15)
days prior to the  expiration or  termination  date of any policy,  Lessee shall
deliver a binder  evidencing the renewal policy with proof of the payment of the
premium therefor.

                  (b) Lessee covenants and represents, said representation being
specifically  designed to induce  Lessor to execute  this Lease,  that  Lessee's
personal property and fixtures and any other items which Lessee may bring to the
premises  which may be subject to any claim for  damages or  destruction  due to
Lessor's negligence shall be fully insured by a policy of insurance covering all
risks with only a reasonable deductible, which policy shall specifically provide
for a waiver of subrogation  for Lessor and all building  tenants without regard
to  whether or not same shall cost an  additional  premium  and  notwithstanding
anything to the contrary contained in this Lease. Should Lessee fail to maintain
said all risk  insurance  with the required  waiver of  subrogation,  or fail to
maintain the liability  insurance  naming Lessor as an additional named insured,
then Lessee shall be in default  hereunder  and shall be deemed to have breached
its covenants as set forth herein.

         31. No Other  Representations,  No representations or promises shall be
binding  on  the  parties  hereto  except  those  representations  and  promises
contained  herein or in some  future  writing  signed by the party  making  such
representation(s) or promise(s).

         32. Quiet  Enjoyment,  Lessor  covenants  that if and so long as Lessee
pays the rent,  and any  additional  rent as herein  provided,  and performs the
covenants hereof,  Lessor shall do nothing to affect Lessee's right to peaceably
and quietly  have,  hold and enjoy the premises  for the term herein  mentioned,
subject to the provisions of this Lease.

                                       10
<PAGE>

         33. Management  by Lessee,  its  subtenants,  licensees,  its or their
employees,  agents,  contractors or invitees on the demised premises,  or of any
business therein;  or any work or thing whatsoever done or any condition created
(other than by Lessor for Lessor's or Lessee's  account) in or about the demised
premises  during the term of this  Lease or during  the period of time,  if any,
prior to the  commencement  date that  Lessee may have been given  access to the
demised premises;  or (ii) arising from any negligent or otherwise  wrongful act
or  omission of Lessee or any of its  subtenants  or  licensees  or its or their
employees,  agents,  contractors  or invitees;  and (b) all costs,  expenses and
liabilities  incurred  on or in  connection  with each  such  claim or action or
proceeding brought thereon.  In case any action or proceeding be brought against
Lessor by reason of any such claim,  Lessee upon notice from Lessor shall resist
and defend such action or proceeding.

         34.  Paragraph  Headings.  The  paragraph  headings  in this  Lease and
position of its  provisions are intended for  convenience  only and shall not be
taken into  consideration in any construction or interpretation of this Lease or
any of its provisions.

         35.  Applicability  to Heirs and Assigns.  The provisions of this Lease
shall  apply to,  bind and inure to the  benefit  of Lessor and Lessee and their
respective  heirs,   successors,   legal  representatives  and  assigns.  It  is
understood  that the term "Lessor" as used in this Lease means only the owner, a
mortgagee in possession,  or a term lessee of the building, so that in the event
of any sale of the  building or of any lease  thereof,  or if a mortgagee  shall
take  possession  of the  premises,  Lessor  named herein shall be and hereby is
entirely freed and relieved of all covenants and obligations of Lessor hereunder
accruing  thereafter,  and it shall be deemed without further agreement that the
purchaser,  the term lessee of the building,  or the mortgagee in possession has
assumed and agreed to carry out any and all covenants and  obligations of Lessor
hereunder.

         36.  Parking  Spaces.  In  addition  to the nine (9)  assigned  parking
spaces,  Lessee's  occupancy of the demised  premises  shall  include the use of
those unassigned parking spaces.

         37. Lessor's Liability for Loss of Property. Lessor shall not be liable
for any loss of property  (except for a loss not covered by insurance)  from any
cause  whatsoever,  including  but not  limited  to theft or  burglary  from the
demised premises,  and any such loss arising from the negligence of Lessor,  its
agents,  servants or  invitees,  or from  defects,  errors or  omissions  in the
construction or design of the demised premises and/or the building including the
structural and non-structural  portions thereof, and Lessee covenants and agrees
to make no claim for any such loss at any time.

         38. Partial  Invalidity.  If any of the provisions of this Lease or the
application  thereof  to any  person  or  circumstances  shall to any  extent be
invalid or unenforceable, the remainder of this Lease or the application of such
provision or provisions to persons or circumstances  other than those as to whom
or which it is held invalid or unenforceable  shall not be affected thereby,  so
long as Lessee's  ability to conduct its business in the manner  contemplated is
not materially  affected,  and every  provision of this Lease shall be valid and
enforceable to the fullest extent permitted by law.

         39.      Broker. None.

         40.  Personal  Liability.  Notwithstanding  anything  to  the  contrary
provided  in  this  Lease,  except  as  provided  for  in  Paragraph  61,  it is
specifically  understood and agreed such agreement being a primary consideration
for the  execution  of this Lease by Lessor  and  Lessee,  that  there  shall be
absolutely  no  personal  liability  on  the  part  of  Lessor  or  Lessee,  its
constituent  members  (to  include  but not be limited to  officers,  directors,
partners and trustees), their respective successors, assigns or any mortgagee in
possession  (for the  purposes of this  paragraph,  collectively  referred to as
"Lessor"  or  "Lessee"),  with  respect  to  any  of the  terms,  covenants  and
conditions  of this Lease,  and that  Lessee  shall look solely to the equity of
Lessor in the building for the  satisfaction  of each and every remedy of Lessee
in the  event  of any  breach  by  Lessor  of any of the  terms,  covenants  and
conditions  of this  Lease  to be  performed  by  Lessor,  such  exculpation  of
liability to be absolute and without any exceptions  whatsoever and Lessor shall
look solely to the equity of Lessee in his  business  conducted  at the premises
for the  satisfaction  of each and  every  remedy  of Lessor in the event of any
breach by Lessee of any of the terms,  covenants and  conditions of the Lease to
be performed by Lessee, such exculpation of liability to be absolute and without
any exceptions whatsoever.

         41. No Option.  The submission of this Lease  agreement for examination
does not constitute a reservation of or option for the premises,  and this Lease
agreement  becomes  effective  as a Lease  agreement  only  upon  execution  and
delivery thereof by Lessor and Lessee.

                                       11
<PAGE>

         42.      Definitions.
                  (a) "Affiliate"  shall mean any corporation  related to Lessee
as a parent,  subsidiary or brother/sister  corporation so that such corporation
and such  party  or such  corporation  and such  party  and  other  corporations
constitute a controlled  group as determined  under Section 1563 of the Internal
Revenue Code of 1954, as amended,  and as elaborated by the Treasury Regulations
promulgated  thereunder  or any business  entity in which Lessee has more than a
fifty (50%) percent interest.

                  (b)  "Building  Hours" as used in this  Lease  shall be Monday
through  Friday,  8:00 a.m. to 7:00 p.m.,  and Saturdays  from 8:00 a.m. to 1:00
p.m.,  excluding  those  holidays as set forth on Exhibit E attached  hereto and
made a part hereof,  except that common facilities  lighting in the building and
office  building  area  shall be  maintained  for such  additional  hours as, in
Lessor's sole judgment,  is necessary or desirable to insure proper operation of
the building and office building area.

                           At any time other than Business Hours,  Landlord
shall provide Tenant,  after-hours air conditioning,  ventilation or heating, as
the case may be, for which  Tenant  shall pay to  Landlord  as  additional  rent
hereunder,  a sum  equal to  $30.00  per  hour,  that  being  intended  to cover
Landlord's cost for the power or fuel required to provide the same. In the event
that during the term of this Lease, or any renewal  hereof,  the Landlord's cost
for providing  after-hours  heating or air conditioning shall increase by virtue
of utility rate increases or fuel cost increase,  the above hourly rate shall be
adapted, from time to time, to reflect such increases.
                           Tenant  shall  access  after-hours  air
conditioning, ventilation, or heating by an electronic key system located within
its space which shall record the hours for which  Tenant is  utilizing  heat and
air conditioning beyond normal business hours.
                  (c) "Common  facilities"  shall mean the non-assigned  parking
areas; lobby; elevator(s);  fire stairs' public hallways' public lavatories' all
other  general  building  facilities  that  service all  building  tenants;  air
conditioning rooms; fan rooms; janitorial closets, electrical closets; telephone
closets;  elevator shafts and machine rooms;  flues;  stacks;  pipe shafts;  and
vertical  ducts  with  their  enclosing  walls.  Lessor  may at any  time  close
temporarily  any of the common  facilities to make repairs or changes therein or
to effect construction, repairs or changes within the building, or to discourage
non-tenant  parking,  and may do such other acts in and to the common facilities
as in its judgment may be desirable to improve the convenience thereof.

                  (d) "Force  majeure"" shall mean and include those  situations
beyond  Lessor's  control,  including  by  way  of  example  and  not  by way of
limitation,  acts of God;  accidents;  repairs;  strikes;  shortages  of  labor;
supplies or materials;  inclement weather;  or where applicable,  the passage of
time while waiting for an adjustment of insurance proceeds.

                  (e)  "Lessee's   Percentage,"  as  defined  in  the  preamble,
reflects  the  ratio of the  gross  square  feet of the area  rented  to  Lessee
(including  an allocable  share of all common  facilities)  as compared with the
total number of gross square feet of the entire building  measured  outside wall
to outside wall but excluding therefrom any storage areas. Lessor shall have the
right to make changes or revisions in the common  facilities  of the building so
as to provide additional leasing area.  However,  if any service provided for in
paragraph 23 (a) or any utility  provided for in paragraph  23(b) is  separately
billed or separately  metered  within the building,  then the square  footage so
billed or metered shall be subtracted from the denominator (the building's total
number of gross square feet),  and Lessee's  percentage  for such service and/or
utility shall be separately  computed and the base costs for such item shall not
include any charges attributable to said square footage. Lessee understands that
as a result of changes in the layout of the common  facilities from time to time
occurring  due  to,  by way of  example  and  not  by  way  of  limitation,  the
rearrangement of corridors,  the aggregate of all building tenant  proportionate
shares may be equal to, less than, or greater than one hundred (100%) percent.

                                       12
<PAGE>
         43.      Lease Commencement.  This Section left intentionally blank.

         44.  Notices.  Any  notice  by either  party to the  other  shall be in
writing and shall be deemed to have been duly give only if delivered  personally
or sent by registered mail or certified mail in a postpaid  envelope  addressed,
if to Lessee, at the above-described building; if to Lessor, at Lessor's address
as set forth  above,  with a copy to Law Office of Lawrence  Seidman,  100 Misty
Lane,  Parsippany,  NJ 07054 or to either  of such  other  address  as Lessee or
Lessor,  respectively,  may designate in writing. Notice shall be deemed to have
been duly given if delivered  personally on delivery thereof, and if mailed upon
the fifth (5th) day after the mailing thereof.

         45. Accord and Satisfaction.  No payment by Lessee or receipt by Lessor
or a lesser amount than the rent and additional  charges payable hereunder shall
be deemed to be other than a payment on account of the earliest stipulated basic
rent and additional rent, nor shall any endorsement or statement on any check or
any letter  accompanying  any check or payment for rent or additional rent to be
deemed an accord and  satisfaction,  and Lessor may accept such check or payment
without  prejudice to Lessor's  right to recover the balance of such fixed basic
rent and additional rent or pursue any other remedy provided herein or by law.

         46.  Effect of Waivers.  No failure by Lessor to insist upon the strict
performance of any covenant,  agreement,  term or condition of this Lease, or to
exercise any right or remedy consequent upon a breach thereof, and no acceptance
of full or  partial  rent  during  the  continuance  of any  such  breach  shall
constitute a waiver of any such breach or of such covenant,  agreement,  term or
condition.  No  consent or waiver,  express or  implied,  by Lessor to or of any
breach of any  covenant,  condition  or duty of Lessee  shall be  construed as a
consent or waiver to or of any other  breach of the same or any other  covenant,
condition or duty unless in writing signed by Lessor.

         47. Lease Condition. This Section left intentionally blank.

         48.  Mortgagee's  Notice and Opportunity to Cure. Lessee agrees to give
any mortgagees, by registered mail, a copy of any notice of default service upon
Lessor;  provided that prior to such notice, Lessee has been notified in writing
(by way of notice of assignment of rents and leases or otherwise) of the address
of such  mortgagees v. Lessee further agrees that if Lessor shall have failed to
cure  such  default  within  the  time  provided  for in this  Lease,  then  the
mortgagees vshall have any additional thirty (30) days within which to cure such
default;  or if such  default  cannot  be cured  within  that  time,  then  such
additional  time as may be  necessary,  if  within  such  thirty  (30)  days any
mortgagee has commenced  and is  diligently  pursuing the remedies  necessary to
cure such default  (including  but not limited to  commencement  of  foreclosure
proceedings  if necessary to effect such cure),  in which event this Lease shall
not be terminated  while such remedies are being so  diligently  pursued.  It is
specifically  understood that said mortgagee has the right to cure said default,
but is not obligated to do so.

         49. Lessor's  Reserved Right.  Lessor and Lessee  acknowledge  that the
premises are in a building  which is not open to the general  public.  Access to
the building is  restricted  to Lessor,  Lessee,  their  agents,  employees  and
contractors  and to their  invited  visitors.  In the  event of a labor  dispute
including a strike, picketing,  informal or associational activities directed at
Lessee or any other  tenant,  Lessor  reserves the right  unilaterally  to alter
Lessee's  ingress  and  egress  to the  building  or make any  other  change  in
operating conditions to restrict  pedestrian,  vehicular or delivery ingress and
egress to a particular location.

         50. Corporate Authority. If Lessee is a corporation,  Lessee represents
and warrants that this Lease and the  undersigned's  execution of this Lease has
been duly authorized and approved by the corporation's  Board of Directors.  The
undersigned officers and representatives of the corporation executing this Lease
on behalf of the corporation represent and warrant that they are officers of the
corporation  with authority to execute this Lease on behalf of the  corporation,
and within  fifteen (15) days of execution  hereof,  Lessee will provide  Lessor
with a corporate resolution confirming the aforesaid.

         51. Environmental  Liability.  Tenant shall not (either with or without
negligence) cause or permit the escape,  disposal or release of any biologically
or chemically active or other hazardous substances,  or materials.  Tenant shall
not allow the storage or use of such  substances  or materials in any manner not

                                       13
<PAGE>

sanctioned by law or by the highest standards prevailing in the industry for the
storage and use of such  substances or  materials,  nor allow to be brought into
the building or parking area any such  materials or substances  except to use in
the ordinary course of Tenant's business,  and then only after written notice is
given to  Landlord of the  identity of such  substances  or  materials.  Without
limitation,  hazardous substances and materials shall include those described in
the  Comprehensive  Environmental  Response,  Compensation  and Liability Act of
1980, as amended, 42 U.S.C. Section 9601 et seq., the Resource  Conservation and
Recovery Act, as amended,  42 U.S.C.  Section 6901 et seq., any applicable state
or local laws and the  regulations  adopted  under these acts.  If any lender or
governmental  agency shall ever  required  testing to  ascertain  whether or not
there has been release of hazardous materials, then the reasonable costs thereof
shall be reimbursed  by Tenant to Landlord upon demand as additional  charges if
such  requirement  applies to the  Premises.  In addition,  Tenant shall execute
affidavits, representations and the like from time to time at Landlord's request
concerning  Tenant's  best  knowledge  and  belief  regarding  the  presence  of
hazardous substances or materials on the Premises.  In all events,  Tenant shall
indemnify  Landlord  in the  manner  elsewhere  provided  in this lease from any
release of  hazardous  materials on the  Premises  occurring  while Tenant is in
possession, or elsewhere if caused by Tenant or persons acting under Tenant. The
within  covenants  shall survive the  expiration or earlier  termination  of the
lease term. Lessor shall provide Lessee with any written  environmental  reports
Lessor conducts with respect to the property and premises.
         52.      Relocation
                  This Section is left intentionally blank.

         53.      Three   Month   Free  Rent   Period   This   Section  is  left
                  intentionally blank.

         54.      Signage
                  Lessee shall be permitted,  at its expense, to place a sign on
the building or on the ground equal to the size of its present sign.

         55.      Gutting
                  This Section is left intentionally blank.

         56.      Option Period
                  Lessee shall give Lessor  notice of its  intention to exercise
each option  period six (6) months  prior to the  respective  lease  termination
date.  If Lessee  fails to give said notice,  Lessee shall  forfeit its right to
excercise any renewal option. Time is of the essence with respect to the renewal
notice.  The fixed basic rent for the first five (5) year option shall be $16.20
per square foot and the base year for  calculating  the addtional  rent expenses
shall remain the 1998 calendar  year. The fixed basic rent for the second option
period  shall be 19.44 per  square  foot and the base year for  calculating  the
additional rent expenses shall remain the 1998 calendar year. If Lessee does not
exercise the first option  period,  Lessee loses the right to the second  option
period. In order to exercise any renewal option Lessee must not be in default of
any covenants of the lease and all basic fixed rent and additional  rent must be
paid current.

         57.      Redecorating Allowance
                  Lessor shall provide  Lessee with a Five Thousand  ($5,000,00)
Dollars redecorating  allowance five (5) years from the commencement date and at
the time Lessee exercises each renewal option.

         58.  Notwithstanding  anything  contained herein,  this Lease shall not
become effective until the closing of the  $2,700,000.00  first mortgage between
Greenberg Propery, L.L.C. and Providian Capital Management Real Estate Services,
Inc.

         IN WITNESS  WHEREOF,  the parties  hereto have hereunto set their hands
and seals the day and year first above written.

WITNESS:                   GREENBERG PROPERTY, L.L.C.

/s/ George Greenberg           /s/ Richard Greenberg
______________________    By: __________________________________________

                               Richard Greenberg, President

ATTEST:
                          ENVIRONMENTAL WASTE MANAGEMENT ASSOCIATES, INC.

/s/ George Greenberg          /s/ Arthur Rosenbaum
______________________    By:____________________________________________
           , Secretary        Arthur Rosenbaum, Executive Vice President
                                       14

<PAGE>
                                    EXHIBIT B
                              RULES AND REGULATIONS

         1. Lessee shall not obstruct or permit its employees, agents, servants,
invitees or licensees to obstruct, in any way, elevators of the Building, or use
the same in any way other than as a means of passage to and from the  offices of
Lessee;  bring in, store,  test or use any materials in the Building which could
cause a fire or an explosion  or produce any fumes or vapor;  make or permit any
improper noises in the Building;  smoke in any elevator; throw substances of any
kind out of windows or doors,  or down the passages of the  Building,  or in the
halls or  passageways;  sit on or place anything upon the window sills; or clean
the windows.

         2. Water  closets and urinals  shall not be used for any purpose  other
than those for which they were constructed,  and no sweepings,  rubbish,  ashes,
newspaper of any kind shall be thrown into them.  Waste and excessive or unusual
use of electricity or water is prohibited.

         3. The  windows,  doors,  partitions  and lights that  reflect or admit
light into the halls or other places of the Building shall not be obstructed. NO
SIGNS,  ADVERTISEMENTS  OR  NOTICES  SHALL BE  INSCRIBED,  PAINTED,  AFFIXED  OR
DISPLAYED IN, ON UPON OR BEHIND ANY WINDOWS, except as may be required by law or
agreed  upon by the  parties;  and no sign,  advertisement  or  notice  shall be
inscribed,  painted or affixed  on any  doors,  partitions  or other part of the
inside of the  Building,  without the prior consent of Lessor If such consent be
given by Lessor,  any such sign,  advertisement,  or notice shall be  inscribed,
painted or affixed by Lessor,  or a company approved by Lessor,  but the cost of
the same shall be charged to and be paid by Lessee, and Lessee agrees to pay the
same promptly, on demand.

         4. No  contract  of any kind in  excess of  $2,500  per annum  with any
supplier of towels, water, ice toilet articles, waxing, rug shampooing, venetian
blind  washing,  furniture  polishing,  lamp  servicing,  cleaning of electrical
fixtures,  removal of waste  paper,  rubbish or garbage,  or other like  service
shall be entered into by Lessee, v without the prior written consent of Lessor.

         5.  Except as  provided  on Exhibit A attached  hereto,  when  electric
wiring of any kind is introduced it must be connected as directed by Lessor, and
no stringing or cutting of wires will be allowed,  except with the prior written
consent of Lessor, and shall be done only by contractors approved by Lessor. The
number and location of telephones,  telegraph instruments,  electric appliances,
call  boxes,  etc.,  shall be  approved  by  Lessor.  No Lessee  shall lay floor
covering  so that the same  shall be in  direct  contact  with the  floor of the
Premises; and if floor covering is desired to be used, an interline of builder's
deadening felt shall be first affixed to the floor by a paste or other material,
the use of cement or other similar adhesive material being expressly prohibited.

         6.  Lessor  shall  have the right to  prescribe  the  weight,  size and
position of all safes and other bulky or heavy equipment and all freight brought
into the  Building by any Lessee;  and the time of moving the same in and out of
the  Building.  All such moving shall be done under the  supervision  of Lessor.
Lessor will not be  responsible  for loss of or damage to any such  equipment or
freight  from any  cause;  but all  damage  done to the  Building  by  moving or
maintaining  any such  equipment or freight  shall be repaired at the expense of
Lessee.  Lessor reserves the right to inspect all freight to be brought into the
Building  and to exclude from the  Building  all freight  which  violates any of
these Rules and  Regulations  or the Lease of which these Rules and  Regulations
are a part.  Lessee shall not place a load upon any floor of the  Premises  that
exceeds the floor load per square foot that such floor was designed to carry and
which is allowed by certificate, rule, regulation, permit or law. Subject to the
terms of the preceding  sentence,  if Lessee wishes to place any safes or vaults
in the  premises,  it may do so at its own  expense,  provided  the  floor  load
capacity is, in Lessor's  judgment,  sufficient and Lessor reserves the right to
prescribe their weight and position.

         7. No machinery of any kind or articles of unusual  weight or size will
be  allowed  in the  Building,  without  the prior  written  consent  of Lessor.
Business  machines and  mechanical  equipment  shall be placed and maintained by
Lessee, at Lessee's expense,  in setting  sufficient,  in Lessor's judgment,  to
absorb and prevent vibration, noise and annoyance to other Lessees.

         8. No additional lock or locks shall be placed by Lessee on any door in
the  Building,  without  the prior  written  consent  of  Lessor.  Two keys will
initially be furnished to Lessee by Lessor; two additional keys will be supplied
to Lessee by Lessor, upon request, without charge; any additional keys requested
by Lessee shall be paid for by Lessee.  Lessee,  it agents and employees,  shall
not have any  duplicate  keys made and shall not  change  any lock.  All keys to
doors and  washrooms  shall be returned  to Lessor on or before the  Termination
Date, and, in the event of a loss of any keys furnished, Lessee shall pay Lessor
the cost thereof.

                                       15
<PAGE>

         9.  Lessee  shall not employ any  persons or persons for the purpose of
cleaning the Premises, without the prior written consent of Lessor. Lessor shall
not be responsible to Lessee for any loss of property from the Premises  however
occurring,  or for any damage done to the effects of Lessee by such  janitors or
any of its employees, or by any other person or any other cause.

         10. No bicycles,  vehicles or animals of any kind shall be brought into
or kept in or about the Premises.

         11.  The   requirements  of  Lessee  will  be  attended  to  only  upon
application  at the office of Lessor.  Employees or Lessor shall not perform any
work for Lessee or do anything  outside of their  regular  duties,  unless under
special instructions from Lessor.

         12. The  Premises  shall not be used for lodging or sleeping  purposes,
and cooking therein prohibited.

         13.  Lessee shall not  conduct,  or permit any other person to conduct,
any auction upon the Premises;  manufacture of store goods, wares or merchandise
upon the  Premises,  without the prior  written  approval of Lessor,  except the
storage of usual  supplies and  inventory to be used by Lessee in the conduct of
its  business;  permit the  Premises to be used for  gambling;  make any unusual
noises in the  Building;  permit  to be played  any  musical  instrument  in the
Premises; permit to be played any radio, television,  recorded or wired music in
such a loud manner as to disturb or annoy other  Lessees;  or permit any unusual
odors to be produced upon the Premises.

         14.  Between 7:00 P.M. and 8:00 A.M. on weekdays,  before 8:00 A.M. and
after 1:00 P.M. on  Saturdays,  and all day Sunday and  Building  Holidays,  the
Building  is closed.  Lessor  reserves  the right to exclude  from the  Building
during such periods all persons who do not present a pass to the Building signed
by Lessee.  Each Lessee shall be responsible for all persons to whom such passes
are issued and shall be liable to Lessor for all acts of such persons.

         15. No awnings or other  projections  shall be  attached to the outside
walls of the Building. No curtains,  blinds, shades or screens shall be attached
to or hung in, or used in connection  with,  any window or door of the Premises,
without the prior written  consent of Lessor.  Such curtains,  blinds and shades
must be a quality, type, design, and color, and attached in a manner approved by
Lessor.

         16. Canvassing, soliciting and peddling in the Building are prohibited,
and Lessee shall cooperate to prevent the same.

         17. There shall not be used in the  Premises or in the Building  either
by Lessee or by others in the  delivery or receipt of  merchandise,  supplies or
equipment,  any hand  trucks  except  those  equipped  with rubber tire and side
guards.  No  hand  trucks  will  be  allowed  in  passenger   elevators  without
appropriate padding.

         18. Each Lessee, before closing and leaving the Premises,  shall ensure
that all windows are closed and all entrance doors are locked.

         19. Lessor shall have the right to prohibit all  advertising  by Lessee
which in Lessor's  opinion tends to impair the reputation of the Building or its
desirability  as a building  for offices,  and upon written  notice from Lessor,
Lessee shall refrain from or discontinue such advertising.

         20. Lessor hereby  reserves to itself any and all rights not granted to
Lessee hereunder,  including, but not limited to, the following rights which are
reserved to Lessor for its purposes in operating the Building: (a) the exclusive
right to the use of the  name of the  Building  for all  purposes,  except  that
Lessee may use the name as its business  address and for no other  purpose;  (b)
the right to change the name or address of the Building,  without  incurring any
liability  to Lessee for so doing;  (c) the right to install and maintain a sign
or signs on the  exterior of the  Building;  (d) the  exclusive  right to use or
dispose of the use of the roof of the Building; (e) the right to limit the space

                                       16
<PAGE>

on the  directory  of the  Building to be  allotted to Lessee;  (f) the right to
grant to anyone the right to conduct any  particular  business or undertaking in
the Building.

         21. Lessee shall list all articles to be taken from the Building (other
than those  taken out in the usual  course of  business  of Lessee) on  Lessee's
letterhead,  or a blank which will be  furnished  by Lessor.  Such list shall be
presented at the office of the Building  for approval  before such  articles are
taken from the Building.

         22. Unless Exhibit "B" of the Lease shall designate  Parking Spaces for
Lessee's  exclusive  use,  Lessee shall have the  non-exclusive  right to use in
common with Lessor and other  Lessees of the  Building and their  employees  and
invitees  the  parking  area  provided  by Lessor for the  parking of  passenger
automobiles,  other than  parking  spaces  specifically  allocated  to others by
Lessor. Lessor may issue parking permits,  install a gate system, and impose any
other system as Lessor deems  necessary for the use of the parking area.  Lessee
agrees that it and its employees and invitees  shall not park their  automobiles
in parking spaces allocated to others by Lessor and shall comply with such rules
and  regulations  for use of the  parking  area as Lessor  may from time to time
prescribe.  Lessor  shall not be  responsible  for any damage to or theft of any
vehicle in the parking  area and shall not be required  to keep  parking  spaces
clear of  authorized  vehicles or to otherwise  supervise the use of the parking
area.  Lessor  reserves the right to change any existing or future parking area,
roads or driveways,  and may make any repairs or alterations it deems  necessary
to the parking area, roads and driveways and to temporarily revoke or modify the
parking rights granted to Lessee hereunder.

         23. Lessee shall not use the Premises or permit the Premises to be used
for the sale of food or beverages,  except for vending machines,  to be utilized
by its employees and guests.

         24.  Lessee  shall not permit any  smoking  inside the  building by its
employees, guests or licensees.

                                       17
<PAGE>

                                    EXHIBIT C

                                 100 Misty Lane
                                   Work Letter

         Not Applicable

                                       18
<PAGE>

                                    EXHIBIT D

                       BUILDING MAINTENANCE SPECIFICATIONS

A.       GENERAL (Five Nights Per Week)

         1. All ceramic tile and other unwaxed  flooring to be swept nightly and
washed as necessary.

         2. All composition  tile to be swept. In sweeping,  all furniture to be
moved when necessary to reach inaccessible areas.

         3. All carpeting, rugs and upholstered furniture to be vacuumed.

         4. All furniture,  fixtures,  pictures,  ledges,  chair rails and other
furniture and window sills to be hand-dusted and cleaned. All window sills to be
washed when necessary.

         5. All ash trays to be emptied and damp-wiped clean.

         6.  All  waste  receptacles  to be  emptied  and  refuse  removed  to a
designated area of the Building.

         7.  Interiors of all waste disposal cans and baskets will be kept clean
by inserting a plastic  liner in each.  Wash disposal  units and replace  liners
upon request.

         8. All water coolers to be washed.

         9. All door louvers and other  ventilating  louvers  within reach to be
hand-dusted.

         10. All telephones to be hand-dusted.

         11. All bright work to be wiped clean and polished.

         12. All  fingerprints  and smudges to be removed from painted  vertical
services whenever and wherever practicable.

         13. All stairways to be swept and dusted nightly and mopped or scrubbed
weekly.

         14. the  elevators  to be swept,  dusted,  washed  nightly and waxed as
necessary.

B.       LAVATORIES (Five Nights Per Week)

         1. All lavatory  rooms to be swept and washed  nightly with Phenolic or
Quaternary disinfectant and power machine scrubbed monthly.
         2.  All  mirrors,   shelves,  bright  work  and  enameled  surfaces  in
lavatories to be washed and polished.

         3. All basins,  bowls and urinals to be sour-washed  with a Phenolic or
Quaternary disinfectant.

         4. All toilet seats to be sour-washed and disinfected.

         5.  All  partitions,  tile  walls,  dispensers  and  receptacles  to be
hand-dusted and washed when necessary.

         6.  Landlord  to furnish  paper  towels,  toilet  paper,  hand soap and
sanitary napkins. Units should be checked and replenished daily.

         7. All paper towel receptacles to be emptied.

         8. All sanitary napkin disposal receptacles to be emptied.

         9. All wash tile and stall  surfaces to be washed and polished as often
as necessary.

                                       19

<PAGE>

C.       HIGH DUSTING

         1. All pictures,  frames,  charts, graphs and similar wall hangings not
reached in daily cleaning to be dusted at least twice per month.

         2. All vertical surfaces such as walls,  partitions,  doors,  bucks and
other  surfaces  not  reached in daily  cleaning  to be dusted at least once per
month.

         3. All pipes,  ventilating and air  conditional  louvers,  ducts,  high
molding and other high areas not reached in daily cleaning to be dusted at lease
once per month.

D.       LOBBY

         1.       Floors of entrance lobby to be swept and washed as necessary.

         2.       Lobby wall surfaces to be hand-dusted as often as necessary.

                                       20
<PAGE>

                                    EXHIBIT E

                              SCHEDULE OF HOLIDAYS

                           1.       New Year's Day

                           2.       President's Day

                           3.       Independence Day

                           4.       Labor Day

                           5.       Columbus Day

                           6.       Veteran's Day

                           7.       Thanksgiving Day

                           8.       Day after Thanksgiving

                           9.       Christmas Day

                                       21REAL ESTATE SALE AGREEMENT

         THIS REAL ESTATE SALE AGREEMENT  (hereinafter  sometimes referred to as
the  "Agreement")  is made this 2nd day of February,  2000,  by and between EAST
MORRIS REALTY  ASSOCIATES,  L.L.C., a limited  liability company of the State of
New Jersey, having an address at 16 Elm Street, P. O. Box 1656, Morristown,  New
Jersey 07960 ("Seller") and INTEGRATED ANALYTICAL  LABORATORIES,  LLC, a limited
liability  company  of New  Jersey,  having an  address  at 273  Franklin  Road,
Randolph, New Jersey 07869 ("Buyer").

                                    RECITALS

1.       Seller  is the  owner of all ten  (10)  units  and  100% of all  common
         elements in an industrial  condominium  known as "Millbrook  Industrial
         Park  Condominium"  created by that certain Master Deed dated September
         12, 1986 and recorded on December 24, 1986 in the Morris County Clerk's
         office in Book 2911 of Deeds at page 122 etc.  The  building  and units
         are utilized by five (5) tenants for the following uses:

         a)       Units 1 and 2, J&M Carpet Express for a showroom and warehouse
                  for  carpeting and flooring,  including  offices,  storage and
                  shipping.

         b)       Unit 3, Philip Morris for general warehousing and office for
                  sale of cigarettes.

         c)       Unit 4, Applied Nutrition for a supply,  storage and repair
                  facility and office for computer business.

         d)       Unit  5,  Internetwork  Services  for  supply,  storage  and
                  repair facility and office for computer business.

         e)       Units 6-10, Integrated Analytical  Laboratories for management
                  and  consulting   services  in  the  environmental  field  and
                  environmental testing laboratory.

<PAGE>

         The real estate is  described  in Exhibit I attached  hereto.  The real
         estate shall hereafter be referred to as the Property.

2.       Seller,  for and in  consideration of the purchase price as adjusted as
         hereinafter  provided,  to be paid as  stipulated  herein,  and also in
         consideration of the terms, covenants and agreements to be performed by
         Buyer as set forth herein, agrees to convey the Property to Buyer, free
         from all encumbrances except as otherwise specifically  hereinafter set
         forth, by bargain and sale deed with covenants  against  grantor's acts
         on the date herein fixed for closing of title to the Property.

         NOW,  THEREFORE,  in  consideration  of the  premises and of the mutual
covenants and agreements  hereinafter  set forth,  the parties  hereto  mutually
covenant and agree as follows:

1.       DEFINITIONS

         The  following  terms,  when  capitalized,  shall  have  the  following
         meanings:

         "Agreement" - means, when fully executed by Seller and Buyer, this Real
         Estate Sale Agreement.

         "Agreement Date", "date of this Agreement", and words of similar import
         - means the date upon which all parties to this Agreement have received
         fully executed copies of this Agreement.

         "Buyer" - means Integrated Analytical  Laboratories,  LLC, a New Jersey
         limited liability company.

         "Buyer's Attorney" - means Lawrence B. Seidman, Esq., P. O. Box 5430,
         Parsippany, New Jersey 07054.

         "Closing" - means the  delivery of the deed to the  Property  and other
         required  documents  of  conveyance  by the Seller to the Buyer and the
         simultaneous payment of the Purchase Price to Seller, all in accordance
         with this Agreement.

         "Closing  Date" - means the date and time  specified  in Section 8.1 of
         this  Agreement  on which  Seller  shall  convey  title to the Property
         pursuant to this Agreement.

                                       2
<PAGE>

         "Deposit - means the monies payable by Buyer  together with interest on
          account of this  Agreement  pursuant to Sections 3 and 5.

         "Due  Diligence" - means the process  whereby the Buyer shall undertake
         an investigation  and review as to the feasibility and  appropriateness
         of the Property for their  intended use within the context of the terms
         of this Agreement.

         "Industrial  Site  Recovery  Act"  -  means  N.J.S.A.   13:1K-6,  et
         seq.,  the regulations   promulgated   thereunder,   and  any
         successor   legislation   or regulations.

         "NJDEP" - means the New Jersey Department of Environmental Protection.

         "Property" - means the lands and building described on Exhibit I.

         "Purchase  Price" - means ONE MILLION EIGHT HUNDRED FIFTY  THOUSAND AND
         NO/100  DOLLARS  ($1,850,000.00),  as  same  may  be  adjusted  and  as
         hereinafter provided.

         "Seller's  Attorney" - means  Dillon,  Bitar & Luther,  53 Maple
         Avenue,  P. O. Box 398,  Morristown,  New Jersey  07963-0398,
         Attention:  Garth F. Weber.

         "Termination  Notice" - means a  written  instrument  terminating  this
         Agreement in accordance  with the terms of this Agreement and which has
         been provided in conformity with Section 6.2 of this Agreement.

2.       SALE AND PUCHASE OF THE PROPERTY

         Seller  hereby  agrees to sell and  convey  to Buyer  and Buyer  hereby
         agrees to  purchase  from  Seller,  upon the terms and  subject  to the
         conditions  hereinafter set forth,  good and marketable title, free and
         clear of any liens or encumbrances in and to the Property  insurable by
         a reputable  title  insurance  company doing  business in New Jersey at
         regular rates and in accordance  with this Agreement  together with the
         following:

                                       3
<PAGE>

         (a)      all the rights and  appurtenances  pertaining to the Property,
                  including  any right,  title and  interest of Seller in and to
                  adjacent streets,  roads, alleys and rights-of-ways  presently
                  existing  or created in the  future,  including  the  existing
                  Leaseholds; and

         (b)      such other  rights and  interest as may be  specified  in this
                  Agreement  to be sold,  transferred,  assigned  or conveyed by
                  Seller to Buyer.

         (c)      None of the  exceptions  above set forth shall prevent the use
                  of the premises as currently used and specified in paragraph 1
                  of the recitals.

3.       PURCHASE PRICE AND MANNER OF PAYMENT

         Purchase  Price:  The Purchase Price (as may be adjusted as hereinafteR
         provided) shall be paid by the Buyer to the Seller in the following
         manner:

         Upon signing of this Agreement                       92,500.00

         By Buyer obtaining a mortgage as
         hereinafter provided in Paragraph 4               1,387,500.00

         Balance to be paid at closing by
         certified or bank cashier's check                   370,000.00
                                                          -------------

                                               Total      $1,850,000.00

4.       MORTGAGE CONTINGENCY

         Buyer's   obligation  to  consummate  this  Agreement  is  specifically
         contingent upon Buyer obtaining a mortgage  commitment from a reputable
         financial  institution in the principal amount of  $1,387,500.00  based
         upon an interest  rate no greater  than 8-1/2% per annum with a minimum
         term of ten  (10)  years  based  on a  twenty  (20)  year  amortization
         schedule.  The  said  mortgage  commitment  is  to be  obtained  within
         forty-five (45) days from the date of this  Agreement,  the application
         for such  mortgage  the Buyer  agrees  to make  without  delay.  If the
         mortgage  commitment has not been received  within said forty-five (45)
         day period,  then either party shall have the right to  terminate  this
         Agreement  by notice  to the other in  writing,  and the  Seller  shall
                                        4
<PAGE>

         return to the Buyer all deposit monies paid by Buyer and this Agreement
         shall be declared  null and void  without any further  right,  claim or
         demand of either  party  against  the other for any  damages  or claims
         arising directly or indirectly therefrom.

         Seller  acknowledges  that in order for Buyer to obtain a mortgage  and
         close title, the  requirements,  which shall be at the cost and expense
         of Buyer, may include the following:

                  a.       procurement of a Phase I Environmental Audit

                  b.       procurement of tenant estoppel letters and
                           subordination, non-disturbance and attornment
                           agreements

                  c.       structural inspection by an engineer

                  d.       survey

                  e.       internal review of the leases

         Seller agrees to cooperate with the Buyer to furnish the necessary data
for processing Buyer's mortgage application.

5.       DEPOSIT MONIES

         All deposit  monies will be held in trust by Dillon,  Bitar & Luther in
         an interest-bearing account until closing of title. All interest earned
         on the account shall be divided equally between the parties at closing.
         Seller's  Tax   Identification   Number  is  22-2627664.   Buyer's  Tax
         Identification Number is 22-3498363.  If closing does not occur through
         no fault of the Buyer,  all deposit  monies  together with the interest
         earned thereon will be returned to the Buyer.

6.       CONDITIONS OF CLOSING

         6.1      The obligations of Buyer  hereunder  (including its obligation
                  to  close  the   transaction   and   consummate  the  purchase
                  contemplated  hereby) are subject to the conditions  precedent
                  set  forth in this  Section  Six  (any or all of which  may be
                  waived by Buyer by an instrument in writing  making  reference

                                        5
<PAGE>

                  to this  Section Six or other  applicable  provisions  of this
                  Agreement).  If any of the conditions  precedent  cannot be or
                  are  not  satisfied,   Buyer  or  Seller  may  terminate  this
                  Agreement in accordance with its terms and Buyer shall receive
                  the return of its deposit monies, unless Buyer is the cause of
                  the failure to satisfy the conditions precedent, in which case
                  Buyer  agrees  that the  Deposit  shall be paid to  Seller  as
                  liquidated damages.

                  a.       Status  Quo  of  the  Property.   Seller  shall  not,
                           directly or indirectly, undertake any construction or
                           other work (except for  necessary  repairs)  upon the
                           Property  except  such work as Seller is  directed to
                           undertake   by   any   governmental   agency   having
                           jurisdiction   over  the  Property,   or  any  action
                           required to satisfy  any  condition  of any  approval
                           obtained  by Seller  with  respect  to the  Property.
                           Seller  shall  not  enter  into  any new  leases,  or
                           modify,  amend,  or  terminate  any  existing  leases
                           without Buyer's consent which may be withheld for any
                           reason or no reason.

                  b.       Zoning.  Buyer shall have confirmed that the Property
                           either lies in a zoning district that permits the use
                           of the Property as currently used, or that these uses
                           exist as prior, non-conforming permitted uses.

                  c.       Title Requirements. Buyer shall have satisfied itself
                           within  sixty  (60) days from the  execution  of this
                           Agreement that the  requirements of Section 7 of this
                           Agreement are satisfied.

                  d.       ISRA.   Seller   shall   have   complied   with   the
                           requirements  of  Section  11 of  this  Agreement  in
                           compliance with the Industrial Site Recovery Act.

                  e.       Due Diligence.  During the period  beginning with the
                           date hereof  first above  written,  and ending on the
                           date  thirty  (30)  days from the date  hereof,  (the
                           "Feasibility  period Date"),  Buyer shall, at Buyer's

                                        6
<PAGE>
                           sole cost and expense,  conduct its own due diligence
                           investigation  into the  condition  of the  Premises,
                           including  but not  limited  to, the roof,  building,
                           structure,  HVAC,  electrical,   plumbing,  financial
                           records and the leases  existing in  connection  with
                           the Premises.

                           In  the  event  Buyer  determines,  in its  sole  and
                           absolute  discretion,   that  any  of  the  foregoing
                           conditions are not satisfactory,  or Buyer determines
                           for any  other  reason  that it does  not  desire  to
                           complete  the purchase of the  Premises,  Buyer shall
                           notify  Sellers  in  writing  of  that  determination
                           within the ten (10) days after the  expiration of the
                           Feasibility Period Date. Upon such notification, this
                           Agreement  shall terminate and be of no further force
                           and  affect,  neither  party  shall  hereto  have any
                           further  liability  to the  other,  and  Buyer  shall
                           receive  a refund  of the  Deposit  and any  interest
                           thereon (as defined in Section 5 hereof).

         6.2      Termination.  If any of the conditions  precedent set forth in
                  Section  6.1 are not  satisfied  within  the time  frames  set
                  forth,  this Agreement may be terminated by Buyer delivering a
                  Termination Notice to Seller,  which Notice shall be effective
                  upon  delivery.  In the event this  Agreement is terminated in
                  accordance  with  the  terms of this  Subsection  6.2 then the
                  Deposit,  and all interest earned  thereon,  shall be promptly
                  returned to Buyer.  The period in which  Buyer must  terminate
                  the  Agreement  pursuant to this Section 6.2 shall end at 5:00
                  P.M. on the forty-fifth  (45th) day following receipt by Buyer
                  of a fully executed Agreement.

7.       TITLE REQUIREMENTS; TITLE EVIDENCE

         7.1      Type of Deed;  Exceptions  to  Title.  The  Property  shall be
                  conveyed  to Buyer by Seller at Closing by a bargain  and sale
                  deed  with  covenants  against  grantor's  acts  free  of  all
                  encumbrances,  covenants,  restrictions,  easement agreements,
                  rights-of-way,  and liens of any kind  whatsoever,  except (a)
                  all utility  easements on that  portion of the Property  which

                                       7
<PAGE>

                  fronts upon a public road; (b) restrictions of record provided
                  (i)  they  would  not  prohibit  the  use of the  Property  as
                  currently used for  manufacturing,  storage or light assembly;
                  (ii) they have not been  violated  prior to Closing  and (iii)
                  violation  would not  result in  forfeiture  or  reversion  of
                  title;  and (c) such facts as an  accurate  survey may reveal,
                  provided  such  facts do not  render  title  unmarketable  nor
                  prevent the use of the  premises as presently  used.  The Deed
                  shall  contain  a  description  in  accordance  with a  survey
                  prepared on behalf of the Buyer,  at the Buyer's sole cost and
                  expense.

         7.2      Title Search.  Buyer shall apply for a report of title ("Title
                  Insurance  Binder")  from a  title  insurance  company  of its
                  selection  ("Title  Company")  authorized  and  licensed to do
                  business in the State of New Jersey,  promptly upon  execution
                  of this  Agreement  and  shall  pursue  delivery  of the Title
                  Insurance Binder from the Title Company to Seller's  Attorney.
                  Upon receipt of the Title Insurance Binder (and amendments and
                  endorsements to same),  Buyer shall give Seller written notice
                  within  sixty  (60)  days of the  date of  this  Agreement  of
                  defects or exceptions in title requiring  correction,  and the
                  requirements  of the  Title  Company  for  correction  of such
                  defects.  In  the  event  a  defect  or  exception  cannot  be
                  corrected  within  thirty  (30) days of  Seller's  receipt  of
                  Buyer's  notice,  or Seller shall be unwilling to correct such
                  defect or exception, either party may terminate this Agreement
                  upon delivery of a Termination Notice to the other party. Upon
                  termination of this Agreement pursuant to this paragraph,  the
                  Deposit shall be immediately  returned to Buyer and the rights
                  and  obligations  of the  Buyer  and  Seller  hereunder  shall
                  terminate. Notwithstanding the right of either party hereto to
                  terminate   this   Agreement,   Buyer  shall  have  the  right
                  nonetheless  to proceed to Closing  without  reference to such
                  title  defect or  exception  and without an  abatement  in the
                  Purchase Price as a result of such defect or exception.

                                       8
<PAGE>

         7.3      Leases. Title shall be conveyed subject to the Leases attached
                  hereto as Exhibit II. At closing  Seller shall assign to Buyer
                  any and all  security  deposits  which  Seller is holding  and
                  shall furnish letters of attornment to each tenant.

8.       CLOSING OF TITLE

         8.1      Date and  Place of  closing.  Buyer and  Seller  agree to make
                  March 15, 2000 the  estimated  date for  closing.  The closing
                  shall take place at Buyer's attorney's office, as long as same
                  is located in northern New Jersey.

                  In the event Seller is awaiting  evidence of  compliance  with
                  ISRA  pursuant to Section 11 of this  Agreement,  or is in the
                  process  of  complying  with its other  obligations  under the
                  Agreement,  the closing shall take place within  fourteen (14)
                  days of  receipt  of  evidence  of  satisfaction  of any  such
                  contingencies  from Seller.  Notwith-standing  the  foregoing,
                  neither  party shall be  compelled  to close  earlier than the
                  estimated date provided herein.

         8.2      Delivery of Good and Marketable Title. At the closing,  Seller
                  shall deliver a bargain and sale deed with  covenants  against
                  grantor's  acts.  Such Property  title shall be insurable by a
                  title insurance  company licensed to do business in New Jersey
                  at ordinary rates.  At the closing,  Seller shall, in addition
                  to the deed and other documents referred to in this Agreement,
                  furnish  to Buyer an  affidavit  of  title  in usual  form,  a
                  resolution,  and such  other  documents  as may be  reasonably
                  required  or   necessary   to  deliver  and  convey  good  and
                  marketable  title to Buyer in accordance  with this Agreement,
                  or as may be  reasonably  required by Buyer's  Title  Company.
                  Buyer shall have the right to discharge  any  encumbrances  or
                  objections  to title  which can be  removed  by  payment  of a
                  liquidated  sum at  closing  with the  proceeds  of  sale.  At
                  closing Seller shall deliver to Buyer an assignment of any and
                  all  warranties  that  Seller  may  have  with  regard  to the
                  premises  such  as the  roof,  water  proofing,  or any  other
                  capital improvement.

                                       9
<PAGE>

         8.3      Adjustment at Closing. Taxes and municipal assessments (except
                  as otherwise  provided in this  Agreement)  shall be adjusted,
                  apportioned  and  allowed as of the  Closing  Date.  Any other
                  adjustment,   including  adjustments  for  insurance,   rents,
                  profits,  water or sewer fees, and the like,  shall be allowed
                  and  apportioned  as of the  Closing  Date.  Seller  shall  be
                  responsible for payment of the New Jersey Realty Transfer Tax.
                  In the  event any  assessment  for any  municipal  improvement
                  completed  prior to the Closing Date shall be imposed upon the
                  Property  or any  portion  thereof,  the same shall be paid in
                  full by the Seller or allowed as a credit against the Purchase
                  Price  whether  or  not  such  assessment  may be  payable  in
                  installments.  In the  event  any such  assessment  for  which
                  Seller is  responsible  is unconfirmed as of the Closing Date,
                  the Seller  shall  escrow  with the Buyer's  Title  Company an
                  amount reasonably estimated to satisfy the pending assessment.
                  In the event the assessment,  when confirmed, is less than the
                  escrowed  sum, the balance  shall be promptly  returned to the
                  Seller. In the event the assessment,  when confirmed,  is more
                  than the  escrowed  sum,  the Seller  shall  promptly  pay the
                  balance. This provision shall survive the Closing.  Seller has
                  received no notice of any assessments for public improvements.

9.       BROKERAGE FEES AND COMMISSIONS

         Each  party  represents  to the other  that no real  estate  broker was
         instrumental in negotiating this transaction.

10.      FIRPTA REPESENTATION

         Seller  represents  that it is an entity formed and existing  under the
         laws of the  State  of New  Jersey,  and  hence is not  subject  to the
         Foreign  Investment  in Real  Property  Tax Act of 1980.  Seller  shall
         deliver the  appropriate  certification  of its  non-foreign  status at
         closing.

                                       10
<PAGE>

11.  INDUSTRIAL SITE RECOVERY ACT

               A.   As a condition  precedent to Buyer's  obligation to purchase
                    the Property, Seller shall have received from the Industrial
                    Site Element or its successor  ("Element") of the NJDEP,  on
                    or  before   the   Closing,   a   non-applicability   letter
                    considering  all uses  conducted on the Property,  for which
                    Seller shall apply pursuant to the Industrial  Site Recovery
                    Act.  Seller   represents   that  its  Standard   Industrial
                    Classification Number (SIC Number) is 6512 If this condition
                    precedent  shall not have been  satisfied  on or before  the
                    ninetieth  (90th) day following the date of this  Agreement,
                    Buyer shall have the right to void this  Agreement on notice
                    to Seller,  in which event  neither party shall be under any
                    further obligation to the other, with the exception that the
                    Deposit,  together with interest, shall be promptly returned
                    to the Buyer.  Seller shall make  application for the letter
                    of  non-applicability in accordance with the Industrial Site
                    Recovery  Act  within  thirty  (30) days of the date of this
                    Agreement and shall  simultaneously  provide to Buyer a copy
                    of the application(s).

                    In the event application for a non-applicability letter
                    is  inappropriate,  Seller  shall,  within  thirty (30) days
                    after    denial   of   its   request   for   a   letter   of
                    non-applicability,   apply  for  a  de  minimis   exception,
                    negative  declaration or letter of no further action.  Buyer
                    shall have the right to terminate  the Agreement and receive
                    the return of any and all  monies  paid in  connection  with
                    this  Agreement  if  a  de  minimis  exception,  a  negative
                    declaration  or letter of no further  action is not received
                    within six (6) months of the execution of this Agreement.

               B.   Buyer  shall,  at Buyer's  sole cost and  expense,  obtain a
                    "Phase I  Environmental  Assessment"  report with respect to
                    the Premises  within thirty (30) calendar days from the date
                    of this  Agreement.  A copy of said report shall be provided
                    to Seller  within the  aforesaid  time period.  In the event
                    Buyer deems the Phase I to be  unsatisfactory in any respect
                    whatsoever,  in its sole and non-reviewable  judgment, Buyer

                                       11
<PAGE>
                    may  terminate  this  Agreement  upon ten (10)  days  notice
                    thereafter and Seller shall return the Deposit together with
                    all interest thereon to Buyer.

12.      CONDEMNATION

         If, at any time prior to Closing, all or any part of the Property shall
         be taken,  or threatened  to be taken,  in the exercise of the power of
         eminent domain by any public or private authority, then Buyer may, upon
         written  notice to the  Seller,  terminate  this  Agreement,  provided,
         however,  that in the event of a partial taking of the Property,  Buyer
         shall not be permitted to terminate  this  Agreement  unless:  (i) that
         portion  of the  Property  taken or sought to be taken  amounts to more
         than ten (10%) percent of the land  constituting the Property;  or (ii)
         any such condemnation or taking effectively restricts ingress or egress
         to the  Real  Property.  Seller  has no  notice  of  any  potential  or
         prospective condemnation proceeding.

13.      LIQUIDATED DAMAGES

         In the event that the Buyer should  default under this  Agreement,  the
         parties  agree that the damages  that  Seller will  sustain as a result
         thereof  will be  difficult,  if not  impossible,  to  ascertain;  and,
         therefore,  the parties agree that in the event of Buyer's default, the
         Seller  shall be  entitled,  as his sole  remedy  for  Buyer's  default
         hereunder,  to the deposit  together with the interest  earned thereon.
         The Buyer shall have no further liability beyond said deposit.

         LIABILITY OF SELLER

         The  liability  of the Seller  hereunder in the event of default in the
         performance of any of the terms and provisions of this Agreement on the
         part of Seller to be performed  is hereby  limited to the return of the
         Deposit  to  Buyer,  with  interest,  and upon  return  to Buyer of its
         Deposit,  the liability of Seller shall wholly  cease,  and Buyer shall
         have no further  claim  against  Seller  for any  default,  breach,  or
         violation hereof; provided, however, that the foregoing shall not limit
         Buyer's right to obtain specific  performance of Seller's obligation to
         convey title pursuant to this Agreement.

                                       12
<PAGE>

14.      RIGHT OF ENTRY

         After execution of the Agreement,  Buyer shall have the right,  subject
         to  respective  rights of tenants,  to enter upon the  property for the
         purposes of  investigating  the  Property's  condition  and preparing a
         survey or other plans required for Buyer to consummate  the sale.  Such
         right of entry  shall  extend to Buyer's  representatives,  agents,  or
         individual  contractors which will be retained by Buyer to perform such
         activity.  Buyer  shall  indemnify  and hold Seller  harmless  from all
         claims  for  injuries  to  persons  or  damage to  property,  including
         reasonable  attorney fees, arising out of Buyer's entry, or that of its
         representatives, agents or individual contractors, as provided herein.

15.      RISK OF LOSS

         By virtue of  ownership of the premises the risk of loss shall be under
         the  Seller  until  closing  of  title.  In  the  event  of  damage  or
         destruction  to the  property  and if the cost of  restoration  thereof
         shall be  $180,000.00  or more,  then in that event  either party shall
         have the right to terminate this Agreement,  in which event all deposit
         monies and interest earned thereon shall be returned to the Buyer.

         Notwithstanding any of the above, if the Seller elects to terminate the
         contract,  Buyer shall have the right to  reinstate  the  Agreement  in
         accordance  with the terms  hereof  and  receive  the  proceeds  of the
         insurance paid on account of damage.

16.      CERTIFICATE OF OCCUPANCY, SMOKE DETECTOR, SEPTIC AND/OR WELL WATER
         CERTIFICATION

         If required by state,  county or local  regulation,  Seller  shall,  at
         Seller's own cost and expense, provide an unconditional  Certificate of
         Occupancy, and Smoke Detector Certification at closing and deliver same
         to Buyer.  Seller  shall,  at Seller's  sole cost and  expense  (not to
         exceed  $1,000.00),  effect all  necessary  repairs  and/or  other work
         necessary to obtain any such Certificate and/or Certifications.  In the
         event the cost to obtain said Certificate or Certification shall exceed

                                       13
<PAGE>

         $1,000.00,  Seller may, upon notice to Buyer,  terminate this Agreement
         and return the Deposit with  interest to Buyer,  unless Buyer elects to
         pay for the cost of such  Certifications  and/or Certificates in excess
         of $1,000.00.

17.      REPESENTATIONS, WARRANTIES AND COVENANT OF SELLER

         To the best of their knowledge,  information and belief,  Seller hereby
         makes the following representations,  warranties and covenants to Buyer
         which representations, warranties and covenants are true and correct as
         of the date  hereof  and  shall be true and  correct  as of the date of
         closing:

         A.       The execution  and  consummation  of this  Agreement by Seller
                  will not violate,  conflict with or constitute a default under
                  any  Agreement or other  instrument to which Seller is a party
                  or by which Seller is bound;

         B.       All documents and  instruments to be executed and delivered by
                  Seller in  connection  with  this  Agreement  will be  legally
                  enforceable, valid and binding obligations of Seller;

         C.       Seller has good and marketable  title to the Property.  Seller
                  represents that there are no encumbrances or liens against the
                  Property  except for its  mortgage  loan with  Banco  Popular.
                  Seller shall be permitted to pay-off this loan,  and any other
                  lien or  encumbrance  against the Property out of the proceeds
                  at  closing.  Seller  further  represents  that  they  will do
                  nothing to impair or encumber the Property;

         D.       To the best of Seller's  knowledge,  there are no  outstanding
                  taxes of any type due and owing on the  Property,  other  than
                  currently   real  estate  taxes.   To  the  best  of  Seller's
                  knowledge,  there are no assessments  for public  improvements
                  whether confirmed,  unconfirmed,  completed, approved, pending
                  or  under  construction  as of the  date  of  this  Agreement.
                  Notwithstanding,  and in any event,  Seller shall pay all such
                  assessments at closing;

                                       14
<PAGE>

         E.       Seller will cooperate with Buyer with regard to processing any
                  application for financing;

         F.       Seller  shall  assign  all  leases   respecting   the  various
                  tenancies  on the  Property to Buyer at closing of title.  The
                  names and  addresses of all current  tenants on the  Property,
                  and the amounts of their  monthly  rents are listed on Exhibit
                  "III"  hereto.  Seller  agrees to provide Buyer with copies of
                  all written leases with said tenants within five (5) days from
                  the date of this Agreement. Seller further represents that all
                  payments  due and owing  under the  terms of said  leases  are
                  current; and

         G.       Seller  certifies,  represents  and warrants that there are no
                  pending or  threatened  claim,  action,  complaint,  notice of
                  violation or proceeding by any governmental authority or third
                  party  respecting the Property arising out of any violation or
                  alleged violation of any environmental law.

18.      REPRESENTATIONS, WARRANTIES AND COVENANTS OF BUYER

         Buyer,  to the best of its knowledge,  information  and belief,  hereby
         makes  the  following  representations,  warranties  and  covenants  to
         Seller,  which  representations,  warranties and covenants are true and
         correct as of the date  hereof and shall be true and  correct as of the
         date of closing:

         A.       Buyer is financially  capable of entering into and
                  consummating  the  transaction  contemplated by this Agreement
                  in accordance with the terms hereof;

         B.       The  execution and  consummation  of this  Agreement  will not
                  violate,  conflict  with,  or  constitute a default  under any
                  Agreement or other instrument to which Buyer is a party, or by
                  which Buyer is bound.  Buyer has full power and  authority  to
                  perform and consummate  this Agreement in accordance  with the
                  terms and conditions herein contained;

         C.       All documents and  instruments to be executed and delivered by
                  Buyer  in  connection  with  this  Agreement  will be  legally
                  enforceable, valid and binding obligations of Buyer; and

                                       15
<PAGE>

         D.       Except  as  otherwise  set  forth  in  this  Agreement,  Buyer
                  acknowledges  that it is  accepting  the  Property  in "as is"
                  condition.

19.      CONDEMNATION

         In the  event  condemnation  or  eminent  domain  proceedings  shall be
         commenced,  before closing,  by any governmental or  quasi-governmental
         authority having jurisdiction therefor against all or any material part
         of the Property,  Buyer may, at its option,  by giving notice to Seller
         within  ten  (10)  days  after  its  receipt  of  the  notice  of  such
         proceedings, terminate this Agreement. Seller agrees to serve a copy of
         all such notices on Buyer  within ten (10) days of Seller's  receipt of
         such notice.

         In the event of a non-material  condemnation or if Buyer does not elect
         to terminate this Agreement,  then any award in  condemnation  shall be
         assigned to Buyer at closing, or if paid to Seller prior thereto, shall
         be credited  against the unpaid  balance of the  purchase  price due at
         closing.  If Buyer  determines not to terminate this Agreement,  Seller
         shall not adjust or settle any  condemnation  awards  without the prior
         written  approval of Buyer and shall allow Buyer to  participate in all
         proceedings.

20       PERSONAL PROPERTY AND FIXTURES

         All personal  property and fixtures  belong to Seller,  if any,  unless
         otherwise  specifically  excluded  elsewhere  in  this  Agreement,  are
         included in the sale.

21.      RIGHT TO ASSIGN CONTRACT

         Buyer  shall have the right to assign  this  Contract  to any entity in
         which Buyer, or the principals of Buyer,  have a controlling  interest,
         and  as  long  as  Buyer   guarantees  the  performance  of  all  Buyer
         obligations contained in this Contract.

                                       16
<PAGE>

22.    MISCELLANEOUS

         22.1     Entire Agreement.  This Agreement and any Exhibits annexed (or
                  to be annexed) hereto embody the entire Agreement  between the
                  parties in connection with this transaction,  and there are no
                  oral or parole  agreements,  representations,  or  inducements
                  existing  between  the parties  relating  to this  transaction
                  which are not expressly  set forth herein and covered  hereby.
                  This  Agreement  may  not  be  modified  except  by a  written
                  agreement executed by all parties.

         22.2     Binding Effect. This Agreement shall be binding upon and inure
                  to  the  benefit  of  the  respective  parties  hereto,  their
                  respective  heirs,  legal   representatives,   administrators,
                  successors, and assigns.

         22.3     Waiver.  A  Waiver  by  any  party  to  this  Agreement  shall
                  constitute  a waiver only for that one  occasion and shall not
                  be deemed a  permanent  waiver of same.  If any  action by any
                  party shall require the consent or approval of another  party,
                  such  consent or  approval  on any one  occasion  shall not be
                  deemed a consent or approval  of any other  action on the same
                  or any subsequent occasion.

         22.4     Notices.  Any notice which is required to be given pursuant to
                  this  Agreement  shall be given by  delivery of said notice by
                  personal delivery, Federal Express or equivalent service or by
                  certified mail,  return receipt requested (the actual delivery
                  of said notice by express mail service or the posting of which
                  notice with the U.S. mails shall be deemed sufficient for this
                  purpose),  and such notices shall be to the parties in care of
                  the  addresses  set forth on the first page of this  Agreement
                  (or such other  address as the  parties  may direct by written
                  notice to the other party).  In case of Seller,  copies of all
                  notices  shall  be sent to  Garth F.  Weber,  Esq.  In case of
                  Buyer,  copies of all  notices  shall be sent to  Lawrence  B.
                  Seidman, Esq.

                                       17
<PAGE>

         22.5     Captions.  The captions and other  headings  contained in this
                  Agreement as to the contents of particular articles, sections,
                  paragraphs or other subdivisions contained herein are inserted
                  for  convenience  of  reference  only  and are in no way to be
                  construed as part of this  Agreement or as  limitations on the
                  scope of the  particular  articles,  sections,  paragraphs  or
                  other  subdivisions  to which  they refer and shall not affect
                  the interpretation or meaning of this Agreement.

         22.6     Governing Law. This Agreement  shall be controlled,  construed
                  and  enforced in  accordance  with and will be governed by the
                  laws of the State of New Jersey.

         22.7     Counterparts. This Agreement may be executed simultaneously in
                  any number of  counterparts,  each of which shall be deemed an
                  original,  but all of which together shall  constitute one and
                  the same instrument.

         22.8     Parity.  This Agreement  shall be construed on a parity basis.
                  The Agreement is the result of  negotiation  between the Buyer
                  and the Seller and the identity of the draftsman  shall not be
                  utilized  in the  interpretation  of  any  provision  of  this
                  Agreement.

         22.9     Gender;  Context. Where the context shall indicate or require:
                  (a) all references to singular nouns or pronouns shall include
                  the plural,  and vice versa;  (b) the masculine  shall include
                  the  feminine,  and the neuter,  and vice  versa;  and (c) all
                  pronouns  shall be deemed  modified  to  reflect  the  correct
                  gender where so required.

                                       18

<PAGE>

         IN WITNESS  WHEREOF,  the parties  hereto have hereunto set their hands
and seals as of the day and year first above written.

WITNESS:                                    SELLER:

                         EAST MORRIS REALTY ASSOCIATES,
                                                     L.L.C.

/s/ Garth F. Weber                  By: /s/ Thomas J.Collins
--------------------                ------------------------
Garth F. Weber                        Thomas J. Collins, Manager
                                      and Member

/s/ Garth F. Weber                  By: /s/ John E. Haug II
-------------------                 ------------------------
Garth F. Weber                        John E. Haug, II, Manager
                                      and Member

WITNESS:                            BUYER:

                                    INTEGRATED ANALYTICAL
                                    LABORATORIES, LLC

/s/ Alan Belkin                     By: /s/Michael Leftin
------------------                  -------------------------
Alan Belkin                           Michael Leftin, Manager

<PAGE>

                CENTURY/INTERCOUNTY TITLE INSURANCE AGENCY, INC.
                             18 Hook Mountain Road,
                                 P.O. Box 607,
                              Pine Brook, NJ 07058,
                     Phone (201) 808-0770 Fax (201)227-6604

                         CHICAGO TITLE INSURANCE COMPANY
                              COMMERCIAL COMMITMENT
                                   SCHEDULE A
                                    NUMBER 4
                                   (CONTINUED)

DESCRIPTION:                                         Title Number:     CHI 56402

All that certain  tract,  lot and parcel of land lying and being in the Township
of  Randolph  County of Morris and State of New Jersey  being more  particularly
described as:

BEGINNING  at a point in the center line of  Franklin  Road also known as Palmer
Road, where it is intersected by the easterly boundary of lands belonging to the
Township of Denville, said point beginning being distant 16.42 feet, on a course
of South 41 degrees 03 minutes  east from a monument  found on the north side of
the existing payment, and running; thence

1) passing  through said monument,  and along lands of the Township of Denville,
north 41 degrees,  03 minutes  west  439.47 feet to a monument in the  southerly
right of way line of the Erie  Lackawanna  Railroad;  thence
2) in an easterly  direction  along said southerly  line,  being parallel to and
distant  90 feet  southerly  from the old  center  line of the  Morris and Essex
Railroad,  along a curve curving to the left, having a radius of 2000.08 feet, a
length of 57.36 feet whose chord is south 84 degrees 41 minutes 29 seconds east,
57.35  feet,  to a point;  thence
3) still along said  Erie-Lackawanna  Railroad right of way line, in an easterly
direction along a spiral curving to the left, whose chord is north 88 degrees 05
minutes 50 seconds east, 203.04 feet to a point; thence
4) still along the southerly sideline of the  Erie-Lackawanna  Railroad right of
way along a curve curving to the left,  having a radius of 5819.65 feet a length
of 402.90 feet,  and whose chord is north 88 degrees 35 minutes 30 seconds east,
402.79 feet to a point; thence
5) still  along said  southerly  sideline  being
along a spiral curve, whose chord is north 86 degrees 16 minutes 32 seconds east
100.85 feet to a point;  thence
6) still along said  southerly  sideline  north 86 degrees 06 minutes 30 seconds
east 154.75 feet to a point where is  intersected  by the division  line between
the Township of Randolph and the Township of Rockaway; thence
7) along said  boundary  and crossing a monument  marking the  division  between
Rockaway Township and Denville Township,  south 19 degrees 29 minutes 31 seconds
west 218.50 feet, to a point in the  centerline of the  aforementioned  Franklin
(Palmer) Road; thence
8) along the  centerline  in a westerly  direction  along a curve curving to the
left  having a radius of 191.106  feet a length of 77.58 feet and whose chord is
south 73 degrees 11 minutes 49 seconds west 77.05 feet to a point; thence
<PAGE>

9) still along said center line in a westerly direction along a curve curving to
the right having a radius of 613.43  feet, a length of 159.35 feet,  whose chord
is south 69 degrees 00 minutes 30 seconds  west 158.90  feet to a point;  thence
10) still along said center line south 76 degrees 27 minutes  west 70.00 feet to
a point;  thence
11) still along said center line south 80 degrees 27 minutes west 269.79 feet to
the point and place of BEGINNING.

Description  in  accordance  with a  survey  made by THE RBA GROUP THOMAS
R. BADENOCH,  NJLS,  dated May 18, 1987 revised September 10, 1987.

BEING units 1-10,  "Millbrook  Industrial  Park  Condominium"  together with 100
percent of the individual interest in the common elements thereto,  according to
the Master Deed dated  September 12, 1986 recorded  December 24, 1986, deed book
2911 page 122 and as same may now or hereafter be lawfully amended.

<PAGE>

                         DILLON, BITAR & LUTHER, L.L.C.
                               COUNSELLORS AT LAW

THOMAS J. BITAR                     53 MAPLE AVENUE         WORRALL F. MOUNTAIN
HENRY N. LUTHER, III                                             (1909-1992)
PETER E. HENRY                       P.O. BOX 39
ROBERT W. DELVENTHAL                                           SIDNEY G. DILLON
GARTH F. WEBER             MORRISTOWN, N.J. 07963-0398   WILLIAM E. BARDUSH, JR.
WILLIAM F. CAMPBELL, III                                      BARRY M. JOHNSTON
MARY A. POWERS                      __________________              RETIRED
PETER J. WOLFSON                    (973) 539-3100       DOROTHEA GARBER CRACAS
MICHAEL L. RICH                   FAX (973) 292-2960            OF COUNSEL
STEVEN B. GREENAPPLE
MARIE-LAURENCE FABIAN                                             ______
CHARLES V. QUINN
LAURA J. LANDE                         March 15,                ARNOLD M. STEIN
JACK V. VALINOTI                                            COUNSEL TO THE FIRM
LARA B. PENNINGTON
LEONARDO M. TAMBURELLO

     Laurence J. Rappaport, Esq.
     Bray, Chiocca, Rappaport & Rothstadt, L.L.C.
     Lanidex Executive Center
     100 Misty Lane
     Parsippany, New Jersey 07054-2710

         Re:      East Morris Realty Associates, L.L.C. - Sale
                  To Integrated Analytical Laboratories, LLC;
                  Premises at 273 Franklin Road, Randolph, NJ
                  --------------------------------------------

Dear Mr. Rappaport:

         We have been  advised  that your client has  requested  an extension of
time  to  obtain  a  mortgage   commitment   and   consummate   closing  in  the
above-referenced  matter.  Apparently,  this request has been made,  since Banco
Popular has made what your client considers an unreasonable  request  concerning
guaranty of the contemplated mortgage loan.

         My  client  has  indicated  that  it  is  agreeable  to  an  extension.
Accordingly,  please  consider  this letter as Seller's  agreement to extend the
mortgage  contingency  period to April 30, 2000 and the closing  date to May 15,
2000.  Would you please contact your client and confirm to me Buyer's  agreement
with respect to these two dates.

         If you have any questions, please call me.

                                             Very truly yours,

                                             /s/ Garth F. Weber
                                             ------------------
                                             Garth F. Weber

GFW:jd
cc:      Mr. Thomas J. Collins
         Mr. John E. Haug, II

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