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                                                                    Exhibit 10.1

                              EMPLOYMENT AGREEMENT

THIS EMPLOYMENT AGREEMENT (as amended, modified or otherwise supplemented from
time to time, the "AGREEMENT"), dated June 2, 2003, is entered into by and
between Cole National Corporation, a Delaware corporation ("PARENT"), Cole
National Group, Inc., a Delaware corporation ("CNG"), Cole Vision Corporation, a
Delaware corporation ("COLE VISION"), Pearle, Inc., a Delaware corporation
("PEARLE"), Things Remembered, Inc., a Delaware corporation ("THINGS
REMEMBERED") (collectively, CNG, Cole Vision, Pearle and Things Remembered are
the "SUBSIDIARIES", and each individually, a "SUBSIDIARY") and Larry Pollock, an
individual residing in the State of Ohio ("POLLOCK"), to be effective as of the
earlier of the date on which Pollock officially assumes the office of Chief
Executive Officer of Parent, or July 1, 2003 (the "EFFECTIVE DATE").

                             PRELIMINARY STATEMENTS:

         A.       Immediately prior to the Effective Date, Pollock has served as
the President and Chief Operating Officer of Parent pursuant to an Employment
Agreement, dated January 19, 2000, between Parent and Pollock (the "PRIOR
EMPLOYMENT AGREEMENT").

         B.       Pollock, Parent and the Subsidiaries desire to terminate the
Prior Employment Agreement and to enter into a new agreement providing for the
employment of Pollock as President and Chief Executive Officer of Parent and
Chairman of the Board of Directors and an employee of each Subsidiary.

         NOW, THEREFORE, in consideration of the premises and of the covenants
and agreements set forth herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, the parties agree
as follows:

                                   AGREEMENT:

         1.       Employment. Parent and each of the Subsidiaries hereby employs
Pollock, and Pollock hereby accepts employment with Parent and each of the
Subsidiaries, on the terms and conditions set forth in this Agreement.

         2.       Term.

         (a)      The term (the "TERM") of Pollock's employment under this
Agreement will be for four (4) years commencing on the Effective Date and ending
on its fourth anniversary; provided, however, that on the third anniversary of
the Effective Date and on each succeeding anniversary of the Effective Date
until and including the anniversary that falls in the year in which Pollock
turns 65 years of age, the Term will be automatically extended by an additional
year, unless 60 days prior to any such succeeding anniversary either Pollock, on
the one hand, or Parent or any Subsidiary, on the other hand, has given the
other written notice to the contrary (which notice is not rescinded before such
anniversary date) or this Agreement has otherwise been terminated as provided in
this Agreement. Each year of the Term shall end at 11:59 P.M. EST, on the day
immediately preceding an anniversary of the Effective Date ("YEAR").

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         (b)      Pollock's services to Parent and the Subsidiaries under this
Agreement will not be terminated by Pollock, Parent or any Subsidiary (while
such entity remains a subsidiary of Parent) unless such termination is with
respect to his services to all of Parent and the Subsidiaries as a whole.

         3.       Positions and Duties.

         (a)      During the Term, Pollock shall serve as the Chief Executive
Officer and President of Parent; in each case with such duties and
responsibilities as are customarily assigned to such positions, and such other
duties and responsibilities not inconsistent therewith as may from time to time
be assigned to him by the Board of Directors of Parent (the Board of Directors
of Parent or of any Subsidiary shall be referred to, as the context requires, as
the "BOARD"). While Pollock is employed during the Term, Parent shall cause
Pollock to be included in the slate of persons nominated to serve as directors
on its Board and shall use its best efforts (including, without limitation, the
solicitation of proxies) to have Pollock elected and reelected to its Board for
the duration of the Term. Upon any termination of his employment with Parent,
Pollock shall promptly resign from its Board. While Pollock is employed during
the Term, Pollock shall report solely to the Board of Parent.

         (b)      Pollock shall also serve as the Chairman of the Board of each
Subsidiary and in such offices or positions to which he is elected or appointed
by the Board of each Subsidiary. Pollock's service as an officer or director of
one or more of the Subsidiaries will be encompassed within any reference made in
this Agreement to employment with Parent and the Subsidiaries.

         (c)      Pollock shall devote his principal time, energy, and
attention, consistent with his past practices, to the affairs and operations of
Parent and the Subsidiaries, but may engage in any unrelated business and
activities that are not prohibited by Section 8 of this Agreement.

         (d)      Pollock shall have the right to deliver to the Nominating
Committee (or similar committee discharging the director nomination function) of
the Board of Parent (the "NOMINATING COMMITTEE") the name of one (1) proposed
nominee to serve as a director on the Board of Parent (in addition to Pollock).
The Nominating Committee shall consider Pollock's proposed nominee, applying the
same standards as it applies to all nominees for directors on the Board of
Parent. If the Nominating Committee determines, in its sole discretion, that
such proposed nominee does not meet the applicable standards for serving as a
director on the Board of Parent, then Pollock shall have the right to deliver to
the Nominating Committee the names of successive subsequent proposed nominees to
serve as a director on the Board of Parent until the Nominating Committee
determines, in its sole discretion, that a Pollock proposed nominee meets the
applicable standards for serving as a director on the Board of Parent. Upon the
Nominating Committee's determination, in its sole discretion, that Pollock's
proposed nominee meets the applicable standards for serving as a director on the
Board of Parent, the Nominating Committee shall deliver such recommendation to
the Board of Parent, whereupon Parent shall either (1) use its best efforts to
appoint such proposed nominee to its Board (and if no vacancy exists on its
Board, Parent shall, in accordance with applicable law and Parent's Certificate
of Incorporation and By-Laws, use its best efforts to create such a vacancy) or
(ii) if Parent determines, in its sole discretion, not to appoint such proposed
nominee to fill such an existing or created vacancy, Parent shall use its best
efforts to include such proposed nominee in the next slate of persons

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nominated to serve as directors on its Board, and to the extent necessary all
subsequent slates of persons nominated to serve as directors on its Board until
such proposed nominee is elected to serve as a director on the Board of Parent.
Parent shall use its best efforts (including, without limitation, the
solicitation of proxies) to have such proposed nominee initially appointed or
elected as soon as practicable and, thereafter, re-elected to the Board of
Parent for the duration of the Term.

         (e)      Pollock will cause the Chairman of the Board of Parent (the
"PARENT CHAIRMAN") to be furnished with all operating results and other
operating information as the Parent Chairman may request. Pollock also will
communicate and consult with the Parent Chairman at such times as Pollock
believes will be of assistance to Pollock in performing his duties as Chief
Executive Officer of Parent. Subject to the approval of the Board of Parent (to
the extent required), Pollock shall have the right and authority to designate
and utilize such professional advisors to Parent and the Subsidiaries as he
selects and shall propose to the Board of Parent such general compensation
formats (for senior executives and others) as he believes will advance the
interests of Parent and the Subsidiaries. Pollock may designate a management
committee (not to be a Board committee) and its membership, meeting schedule,
and mode of operation.

         4.       Compensation. During the Term:

         (a)      Salary. The Subsidiaries shall pay Pollock an aggregate annual
base salary (from all of the Subsidiaries combined) of not less than $850,000
during the first Year; $875,000 during the second Year; $900,000 during the
third Year; $925,000 during the fourth Year; and during any Year after the end
of the aforesaid fourth Year, such amount, in no event less than $925,000, upon
which Parent and Pollock may mutually agree.

         (b)      Bonuses; Annual Incentive; and Multi-Year Performance
Incentive.

                  (i)      Pollock will continue to participate in the existing
                  annual incentive bonus programs for senior management of
                  Parent or the Subsidiaries or any future annual incentive
                  bonus program(s) adopted for senior management of Parent or
                  the Subsidiaries, in which performance goals and corresponding
                  award amounts are determined from time to time by either (A)
                  the Board of each such Subsidiary, with the concurrence of the
                  Compensation Committee of the Board of Parent (the
                  "COMPENSATION COMMITTEE"), in its discretion, or (B) the
                  Compensation Committee, in its discretion, in either case as
                  provided in accordance with the terms of any such program;
                  provided, however, that for any Year in which Pollock earns an
                  annual incentive bonus award under such program(s), his entire
                  annual incentive bonus shall be not less than one hundred
                  percent (100%) of Pollock's annual base salary for that Year
                  and not more than one hundred seventy-five percent (175%) of
                  Pollock's annual base salary for that Year (the "ANNUAL
                  INCENTIVE BONUS"). The eligibility of Pollock to receive the
                  Annual Incentive Bonus shall not preclude Pollock from also
                  being eligible to be considered for a discretionary bonus if
                  either (Y) the Board of each such Subsidiary, with the
                  concurrence of the Compensation Committee, in its discretion,
                  or (Z) the Compensation Committee, in its discretion,
                  determines to

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                  award such a bonus based on contributions by Pollock to Parent
                  or any Subsidiary not otherwise fully reflected in the Annual
                  Incentive Bonus.

                  (ii)     Pollock shall be eligible to receive multi-year
                  performance incentive awards, in such amounts and determined
                  on such basis as the Parent Board and Pollock negotiate after
                  the date of this Agreement in accordance with the parameters
                  set forth on EXHIBIT "A" attached hereto and made a part
                  hereof (the "MULTI-YEAR PERFORMANCE INCENTIVE BONUS", and
                  collectively with the Annual Incentive Bonus, the "BONUSES").
                  Such participation may be more favorable but will in no event
                  be less favorable than the participation of any other
                  similarly situated participant.

         (c)      Expenses and Allowances. Pollock is authorized, in carrying
out his responsibilities and duties under this Agreement, to incur reasonable
business expenses for the benefit of Parent and the Subsidiaries, including
business expenses for transportation, entertainment, travel, lodging, club
memberships (with the exception of country club membership fees) and expenses
and similar items, all of types and at levels determined in good faith to be
consistent with the office of the Chief Executive Officer of Parent and his
offices with the Subsidiaries. Pollock will be provided with a current model
automobile, of comparable style and quality to that which has previously been
provided to him in his employment with Parent. All such expenses referred to
above will either be paid directly by the Subsidiaries or the Subsidiaries shall
promptly reimburse Pollock for expenditures upon the submission, from time to
time, of itemized accountings for such expenditures. To the extent such expenses
and allowances are not attributable to duties performed on behalf of a single
Subsidiary, such expenses and allowances are to be allocated among the
Subsidiaries on the basis described in Section 10. Parent shall also reimburse
Pollock for up to $15,000 per Year for personal tax, estate and financial
planning.

         (d)      Vacations. Pollock will be entitled to five (5) weeks of
vacation in each calendar year or such greater amount of vacation as may be
permitted under the employment policies of Parent or any Subsidiary in effect
from time to time.

         (e)      Insurance and Employee Benefit Plans. Pollock will be entitled
to have group term and other term life insurance maintained on his life by the
Subsidiaries, the beneficiary of which Pollock will be allowed to designate, at
least in such amounts as are in good faith determined to be consistent with the
office of the Chief Executive Officer of Parent and his offices with the
Subsidiaries. Such life insurance policy, or any successor policy or policies
thereto, will not be terminated by the Subsidiaries without first offering
Pollock the right to purchase the same at the cash surrender value thereof, if
any. Pollock will also be entitled to participate in any of the employee
compensation and pension and welfare benefit plans and arrangements in which
senior management or executive employees of Parent or the Subsidiaries
participate from time to time (including without limitation, retirement plans
and supplemental arrangements; sick pay plans and medical expense and medical
reimbursement plans; disability benefit and accident insurance plans; and
employee discount and loan programs, employee savings and investment plans and
stock ownership plans (collectively, the "EMPLOYEE PLANS")), as the same may be
modified, supplemented or replaced without material reduction in total value of
the benefits to Pollock. Pollock will participate in such Employee Plans at a
level to be fixed

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from time to time (i) in the case of Employee Plans sponsored by Parent, by the
Board of Parent, or (ii) in the case of Employee Plans sponsored by the
Subsidiaries, by the Board of the Subsidiary sponsoring such Employee Plan, with
the concurrence of the Board of Parent; such participation may be more favorable
but shall in no event be less favorable than the participation of any other
similarly situated participant. Pollock will participate in an existing or new
supplemental executive retirement plan ("SERP") established and maintained by
Parent or the Subsidiaries that will provide, together with any other retirement
benefits received by Pollock under any Retirement Plans (as defined below),
Pollock with annual retirement benefits in an amount equal to: (i) thirty-five
percent (35%) of Pollock's final annual salary if Pollock retires prior to
attaining age sixty-five (65); or (ii) fifty percent (50%) of Pollock's final
annual salary if Pollock retires at or after attaining age sixty-five (65);
provided, that Pollock's entitlement to the benefits provided under the SERP
shall vest upon the completion by Pollock of thirty (30) months of employment
with Parent and the Subsidiaries following the Effective Date; provided,
further, that such alternative forms of payment under the SERP shall be
available to Pollock (i.e., lump sum or varying forms of periodic payments) upon
such terms as Parent and Pollock mutually agree after the date of this
Agreement.

         5.       Death or Disability During Employment.

         (a)      If Pollock dies or is disabled during the term of this
Agreement, the Subsidiaries shall pay to Pollock, in lieu of the compensation
described in Section 4(a) and 4(b) of this Agreement, in the case of his
disability, or to the beneficiary or beneficiaries designated by Pollock in the
case of his death, or if Pollock is legally incompetent or no such designation
of death beneficiary has been made, then to Pollock's personal representative,
an amount equal to the greater of: (i) the aggregate compensation that would
otherwise be payable to Pollock pursuant to Section 4(a) and 4(b) of this
Agreement for the full fiscal year in which his death or disability occurred as
if Pollock were not dead or disabled, his employment continued for the full
fiscal year and his Bonuses were an amount equal to either (A) the average of
Pollock's Bonuses for the three (3) consecutive Years preceding the Year in
which his death or disability occurred, in the event that such death or
disability occurs on or after the third anniversary of the Effective Date, (B)
the average of Pollock's Bonuses for the actual number of Years preceding the
Year in which his death or disability occurred, in the event that such death or
disability occurs on or after the first anniversary of the Effective Date but
prior to the third anniversary of the Effective Date, or (C)) Pollock's bonus
for the last full year under the Prior Employment Agreement, in the event that
such death or disability occurs prior to the first anniversary of the Effective
Date; or (ii) the product of (A) seventy-five percent (75%) of the amount
determined pursuant to clause (i) immediately preceding and (B) the number of
Years from the first day of the month in which this death or disability occurs
through the date of termination of the remaining Term (the "TERMINATION DATE")
(for which it will be assumed that the automatic extension of the Agreement
under Section 2(a) of this Agreement will be discontinued upon such death or
disability, if such automatic extension has not already discontinued pursuant to
Section 2(a)), prorated on the basis of a 360 day year for partial years. The
amount so determined will be paid in equal monthly installments commencing in
the month in which Pollock's death or disability occurs through the earlier of
the Termination Date or the cessation of his disability. The obligations of the
Subsidiaries under this Section 5(a) are to be offset by and reduced to the
extent of any other corresponding death or disability benefits (excluding life
insurance), if any, that the Subsidiaries provide at their expense to Pollock
under benefit plans or arrangements in

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place at the time of his death or disability. Pollock is entitled to receive, in
the aggregate, the greater of (y) the benefits specified in this Section 5(a)
excluding any such offset or (z) the benefits to which he would otherwise be
entitled under other benefit plans or arrangements.

         (b)      For the purpose of this Agreement, Pollock will be considered
disabled only when and if (i) he is adjudicated legally incompetent by a court
of competent jurisdiction, or (ii) (A) a physician selected by Pollock or his
legal guardian and reasonably satisfactory to the Board of Parent certifies that
Pollock suffers from a physical or mental disability; and (B) as a result of
such disability the Board of Parent, in the exercise of its reasonable judgment
based on such physician's report, determines that Pollock is unable to perform
his duties under this Agreement for at least ninety (90) days out of a one
hundred twenty (120) successive day period. For the purpose of determining
whether he is disabled, Pollock agrees that, if requested by the Board of
Parent, he will submit to a physical examination not more frequently than once
every Year during the Term by a physician mutually acceptable to Pollock and the
Board of Parent, the costs of such examination to be paid by the Subsidiaries.

         (c)      In the event of Pollock's disability during the term of this
Agreement, he will (i) continue to be treated as an active employee for purposes
of those Employee Plans that provide life insurance and medical insurance, and
will be entitled to continue participation in such Employee Plans at levels and
costs to him that are at least as favorable as those provided to other active
senior management or executive employees (other than any executive officers who
are named or employed, at any time following the commencement of Pollock's
disability, to fill positions with Parent or the Subsidiaries of substantially
equivalent rank as the positions held by Pollock immediately prior to the
commencement of his disability) and, in any case, that are no less favorable
than the levels and costs provided to Pollock at the commencement of such
disability; (ii) continue to receive all the benefits and allowances provided in
Section 4(C)); (iii) continue, for Pollock's lifetime, to receive all of the
benefits, for himself and his eligible dependants, set forth in Section 6(b)(A),
provided, however, that Pollock may elect to receive a lump sum payment equal to
the then present value of those benefits, in lieu of those benefits; and (iv)
continue to accrue benefit and vesting service under the Cole National
Corporation Retirement Plan and any supplemental retirement or supplemental
pension plan (the "RETIREMENT PLANS"), in either case, until the earlier of the
Termination Date or the cessation of his disability. With respect to the
benefits described in clause (iv) above, the Subsidiaries shall provide Pollock
with a benefit equal to the difference between (x) the benefit he would
otherwise have accrued under the Retirement Plans if such additional service
were actually credited to him under the Retirement Plans (assuming for this
purpose the compensation earned by Pollock in the Year prior to his disability),
and (y) the benefit he actually accrues under the Retirement Plans for the
period of his disability. Such benefit is to be provided from the Subsidiaries'
general assets.

         (d)      In the event of Pollock's death during the Term, the
Subsidiaries shall continue to provide Pollock's eligible dependents with
coverage under those Employee Plans, if any, that then provide medical insurance
at levels and costs to such dependents that are no less favorable than the
levels and costs provided to such dependents at Pollock's death for the period
from Pollock's date of death until the date on which Pollock would have attained
age sixty-five (65); provided, however, that the Subsidiaries will not be
required to expend amounts for such benefits in any year (expressed in terms of
premium costs to the Subsidiaries) in excess of the annual cost of such benefits
at the time of Pollock's death increased over time by annual adjustments equal

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to the change in the Consumer Price Index (or any replacement index) as
published from time to time by the United States government.

         6.       Other Termination.

         (a)      Upon the termination of Pollock's employment with Parent and
the Subsidiaries except:

                  (i)      a termination by reason of his death or disability as
         provided in Section 5; or

                  (ii)     his voluntary resignation (other than a voluntary
         resignation that occurs following Constructive Termination); or

                  (iii)    a resignation tendered pursuant to Section 6(C); or

                  (iv)     the expiration of the Term; or

                  (v)      termination "for cause";

the Subsidiaries shall pay Pollock at the time of such termination, in a lump
sum, Three Million Dollars ($3,000,000).

         If such termination is "FOR CAUSE," nothing will be payable pursuant to
this Section 6(a). For purposes of this Agreement, Pollock's termination will be
"for cause" only if there is a final, non-appealable order in a proceeding
before a court of competent jurisdiction or a final order in an administrative
proceeding before the Securities and Exchange Commission (a "PROCEEDING")
finding that Pollock (i) committed any willful misconduct, fraud or criminal
activity (excluding traffic violations or other minor offenses) which commission
is materially inimical to the interests of Parent or any Subsidiary, whether for
his personal benefit or in connection with his duties for Parent or any
Subsidiary or (ii) intentionally or knowingly violated any antifraud provision
of the federal or state securities laws ("ADVERSE FINAL ORDER"). Pollock's
employment under this Agreement may be terminated immediately by the Board of
Parent or of any Subsidiary if such Board reasonably believes that Pollock has
committed any of the acts referred to in the previous sentence; provided, that
if Pollock's termination is alleged by Parent or any Subsidiary to be for cause,
the Subsidiaries shall deposit, at the time of such termination, the amount
otherwise payable to Pollock if said termination were not for cause, with an
escrow agent reasonably satisfactory to Pollock and the Subsidiaries. Such
amount is to be invested from time to time in 90 day U.S. Treasury obligations
or such other investments as Pollock and the Subsidiaries mutually may approve.
The principal amount, plus interest earned thereon, will be distributed by the
escrow agent to the Subsidiaries if an Adverse Final Order is entered, or to
Pollock on the earlier of (i) the time when there has been entered in a
Proceeding a final, non-appealable order on the merits of the matter, which is
not an Adverse Final Order or, (ii) the expiration of sixty (60) days after
Pollock's termination if, at the end of such period, there is not pending any
Proceeding and no Adverse Final Order has been entered. The fees of the escrow
agent will be paid by Pollock if an Adverse Final Order is entered and otherwise
by the Subsidiaries. Pollock and the Subsidiaries shall provide the escrow agent
with customary indemnities and shall jointly execute and deliver customary and
reasonable escrow instructions.

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         (b)      Upon the expiration of the Term and other termination of
Pollock's employment without cause other than

                  (i)      a termination by reason of his death or disability as
         provided in Section 5, or

                  (ii)     his voluntary resignation (other than a voluntary
         resignation that occurs following Constructive Termination, or such
         resignation tendered pursuant to Section 6(c)),

the Subsidiaries shall, (y) with respect to (B) of this Section 6(b), for the
period of twenty-four (24) months from the expiration of the Term or other
termination of Pollock's employment without cause, and (z) with respect to (A)
of this Section 6(b), for Pollock's lifetime:

                           (A)      continue to provide Pollock and his eligible
                  dependents with coverage under those Employee Plans that
                  provide medical insurance, medical expense and reimbursement
                  at levels and costs to the beneficiary that are no less
                  favorable than the levels and costs provided to Pollock
                  immediately prior to the time of his termination of employment
                  under this Agreement; provided, however, that the Subsidiaries
                  will not be required to expend amounts for such benefits in
                  any year in excess of the annual cost of such benefits at the
                  time of such termination increased over time by annual
                  adjustments equal to the change in the Consumer Price Index
                  (or any replacement index) as published from time to time by
                  the United States government, and

                           (B)      provide Pollock with use of, or title to,
                  the automobile then provided to him under the Subsidiaries'
                  automobile leasing program.

         Notwithstanding the foregoing provisions of this Section 6(b), upon the
expiration of the Term or other termination of employment without cause other
than

                  (i)               a termination by reason of his death or
                           disability as provided in Section 5 or

                  (ii)              his voluntary resignation (other than a
                           voluntary resignation that occurs following
                           Constructive Termination, or such resignation
                           tendered pursuant to Section 6(c)),

Pollock may elect at any time, by written notice to Parent and the Subsidiaries,
to receive in lieu of the benefits to be provided under this Section 6(b), a
lump sum payment from the Subsidiaries in an amount equal to the then present
value of the benefits to be provided to Pollock and his eligible dependents
under this Section 6(b). The foregoing sum shall be referred to as the "BENEFIT
PAYMENT". Upon Pollock's receipt of the Change of Control Benefit Payment
provided for in Section 6(f), Pollock shall no longer be entitled to receive
either (y) the benefits to be provided under this Section 6(b), or (z) the
Benefit Payment.

         For purposes of this Section 6(b), present value and life expectancy
for purposes of determining the Benefit Payment shall be determined using the
mortality tables and interest rates

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used on the date hereof under Parent's qualified defined benefit retirement
plan, and such other factors as may be determined by the actuary providing
services with respect to such plan on such date, or such other actuary as may be
selected by Pollock and reasonably satisfactory to the Subsidiaries.

         (c)      In the event of a "CHANGE OF CONTROL," which will be deemed to
have taken place upon the occurrence of any of the following:

                  (i)      Parent merges into itself, or is merged or
         consolidated with, another corporation and as a result of such merger
         or consolidation less than 51% of the voting power of the
         then-outstanding voting securities of the surviving or resulting
         corporation immediately after such transaction are owned in the
         aggregate by the former stockholders of Parent immediately prior to
         such transaction;

                  (ii)     all or substantially all the assets accounted for on
         the Consolidated Balance Sheet of Parent are sold or transferred to one
         or more corporations or persons, and as a result of such sale or
         transfer less than 51% of the voting power of the then-outstanding
         voting securities of such corporation or person immediately after such
         sale or transfer is directly or indirectly beneficially held in the
         aggregate by the former stockholders of Parent immediately prior to
         such transaction or series of transactions (it being agreed and
         acknowledged that a sale of all or substantially all of the assets or
         more than 50% of the voting stock of Things Remembered shall not
         constitute a change of control);

                  (iii)    A person, within the meaning of Sections 3(a)(9) or
         13(d)(3) (as in effect on the date of this Agreement) of the Securities
         Exchange Act of 1934, becomes the beneficial owner (as defined in Rule
         13d-3 of the Securities and Exchange Commission pursuant to the
         Securities Exchange Act of 1934) of (i) 15% or more, but less than 35%,
         of the voting power of the then outstanding voting securities of Parent
         without the prior approval of the Board of Parent or (ii) 35% or more
         of the voting power of the then-outstanding voting securities of
         Parent; provided, however, that the foregoing does not apply to any
         such acquisition that is made by (w) any Subsidiary; (x) any employee
         benefit plan of Parent or any Subsidiary; or (y) any person or group of
         which employees of Parent control a greater than 25% interest unless
         the Board of Parent determines that such person or group is making a
         "hostile acquisition;" or (z) any person or group of which Pollock is
         an affiliate; provided, further, that clause (i) of this Section
         6(c)(iii) is acknowledged to apply to HAL International N.V.; or

                  (iv)     a majority of the members of the Board of Parent or
         of any Subsidiary are not Continuing Directors, where a "CONTINUING
         DIRECTOR" is any member of such Board who (x) was a member of such
         Board on the date of this Agreement or (y) was nominated for election
         or elected to such Board with the affirmative vote of a majority of the
         Continuing Directors who were members of such Board at the time of such
         nomination or election;

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Pollock may terminate his employment with Parent and the Subsidiaries for any
reason, or without reason, during the ninety (90) day period commencing with
such change of control, on which termination the Subsidiaries shall pay Pollock,
in a lump sum, the sum of:

                           (A)      three times (3x) Pollock's aggregate annual
                  base salary as in effect under Section 4(a) at the time of
                  such termination, plus

                           (B)      three times (3x) an amount equal to either:
                  (i) the average of Pollock's Bonuses for the three (3)
                  consecutive Years preceding the Year in which such termination
                  occurred, in the event that such termination occurs on or
                  after the third anniversary of the Effective Date; (ii) the
                  average of Pollock's Bonuses for the actual number of Years
                  preceding the Year in which such termination occurred, in the
                  event that such termination occurs on or after the first
                  anniversary of the Effective Date but prior to the third
                  anniversary of the Effective Date; or (iii) Pollock's bonus
                  for the last full year under the Prior Employment Agreement,
                  in the event that such termination occurs prior to the first
                  anniversary of the Effective Date, plus

                           (C)      an amount, prorated for the months in the
                  current Year prior to the termination, equal to either: (i)
                  the average of Pollock's Bonuses for the three (3) consecutive
                  Years preceding the Year in which such termination occurred,
                  in the event that such termination occurs on or after the
                  third anniversary of the Effective Date; (ii) the average of
                  Pollock's Bonuses for the actual number of Years preceding the
                  Year in which such termination occurred, in the event that
                  such termination occurs on or after the first anniversary of
                  the Effective Date but prior to the third anniversary of the
                  Effective Date; or (iii) Pollock's bonus for the last full
                  year under the Prior Employment Agreement, in the event that
                  such termination occurs prior to the first anniversary of the
                  Effective Date.

         (d)      The provisions of this Section 6 are in lieu of and not in
addition to, any benefits Pollock would otherwise be entitled to receive under
any severance policy in effect or hereafter adopted by Parent or any Subsidiary
unless such Employee Plan or policy specifically provides otherwise.

         (e)      As used in this Agreement, "CONSTRUCTIVE TERMINATION" means
either

                  (i)      a substantial, nonconsensual adverse change in
         Pollock's employment duties or title, or

                  (ii)     the moving of Parent's executive headquarters more
         than 50 miles from its present location without Pollock's consent.

         (f)      Following Pollock's termination of employment, if a change of
control occurs, the Subsidiaries shall, for a period of thirty-six (36) months
from the date of such termination:

                  (i)      continue to provide Pollock and his eligible
         dependents with coverage under those Employee Plans that provide life
         insurance at levels and costs to the beneficiary that are no less
         favorable than the levels and costs provided to Pollock

                                       10

<PAGE>

         immediately prior to the time of his termination of employment under
         this Agreement; provided, however, that the Subsidiaries will not be
         required to expend amounts for such benefits in any year in excess of
         the annual cost of such benefits at the time of such termination
         increased over time by annual adjustments equal to the change in the
         Consumer Price Index (or any replacement index) as published from time
         to time by the United States government, and

                  (ii)     continue to provide Pollock and his eligible
         dependents with coverage under those Employee Plans that provide
         medical insurance, medical expense and reimbursement at levels and
         costs to the beneficiary that are no less favorable than the levels and
         costs provided to Pollock immediately prior to the time of his
         termination of employment under this Agreement; provided, however, that
         the Subsidiaries will not be required to expend amounts for such
         benefits in any year in excess of the annual cost of such benefits at
         the time of such termination increased over time by annual adjustments
         equal to the change in the Consumer Price Index (or any replacement
         index) as published from time to time by the United States government,
         and

                  (iii)    provide Pollock with an office at the headquarters of
         Parent, comparable to his office at the time of his termination, for
         his use, and provide Pollock with secretarial services substantially
         equivalent to those provided to him prior to termination, and

                  (iv)     provide Pollock with continuing financial, estate and
         tax consulting services in an amount not to exceed $15,000 per Year;
         and

                  (v)      provide Pollock with use of, or title to, the
         automobile then provided to him under the Subsidiaries' automobile
         leasing program.

         Notwithstanding the foregoing provisions of this Section 6(f), upon a
change of control following Pollock's termination of employment, Pollock may
elect at any time, by written notice to Parent and the Subsidiaries, to receive
in lieu of the benefits to be provided under (ii) and (v) of this Section 6(f),
a lump sum payment from the Subsidiaries in an amount equal to the then present
value of the benefits to be provided to Pollock and his eligible dependents
under (ii) and (v) of this Section 6(b). The foregoing sum shall be referred to
as the " CHANGE OF CONTROL BENEFIT PAYMENT". Upon Pollock's receipt of the
Benefit Payment provided for in Section 6(b), Pollock shall no longer be
entitled to receive either (y) the benefits to be provided under (ii) and (v) of
this Section 6(f), or (z) the Change of Control Benefit Payment.

         For purposes of this Section 6(f), present value and life expectancy
for purposes of determining the Change of Control Benefit Payment shall be
determined using the mortality tables and interest rates used on the date hereof
under Parent's qualified defined benefit retirement plan, and such other factors
as may be determined by the actuary providing services with respect to such plan
on such date, or such other actuary as may be selected by Pollock and reasonably
satisfactory to the Subsidiaries.

         7.       Excise Tax Gross-Up.

         (a)      In the event that it is determined (as provided in this
Agreement) that any payment or distribution by the Subsidiaries pursuant to or
for the benefit of Pollock pursuant to

                                       11

<PAGE>

the terms of Section 6(c) of this Agreement (a "PAYMENT"), would be subject to
the excise tax imposed by Section 4999 (or any successor thereto) of the
Internal Revenue Code of 1986, as amended (the "CODE"), or any interest or
penalties with respect to such excise tax (such excise tax, together with any
such interest and penalties, are collectively referred to as the "EXCISE TAX"),
then Pollock will be entitled to receive an additional payment or payments
(collectively, a "GROSS-UP PAYMENT"). The Gross-Up Payment will be in an amount
such that, after payment by Pollock of all taxes (including any interest or
penalties imposed with respect to such taxes), including any Excise Tax imposed
upon the Gross-Up Payment equal to the Excise Tax, Pollock retains a portion of
the Gross-Up Payment equal to the Excise Tax imposed upon the Payment.

         (b)      Subject to the provisions of Section 7(e), all determinations
required to be made under this Section 7, including whether an Excise Tax is
payable by Pollock and the amount of such Excise Tax, and whether a Gross-Up
Payment is required and the amount of such Gross-Up Payment, will be made by a
nationally recognized firm of certified public accountants (the "ACCOUNTING
FIRM") selected by Pollock and approved by the Subsidiaries (such approval not
to be unreasonably withheld). Pollock shall direct the Accounting Firm to submit
its determination and detailed supporting calculations to both the Subsidiaries
and Pollock within 15 calendar days after the effective date of Pollock's
termination of employment, if applicable, or such earlier time or times as may
be requested by the Subsidiaries or Pollock. If the Accounting Firm determines
that any Excise Tax is payable by Pollock, the Subsidiaries shall pay the
required Gross-Up Payment to Pollock within five (5) business days after receipt
of the aforesaid determination and calculations. If the Accounting Firm
determines that no Excise Tax is payable by Pollock, it shall, at the same time
as it makes such determination, furnish Pollock with an opinion that he has
substantial authority not to report any Excise Tax on his federal income tax
return. Any determination by the Accounting Firm as to the amount of the
Gross-Up Payment to be paid by the Subsidiaries within such 15 calendar-day
period will be binding upon the Subsidiaries and Pollock. As a result of the
uncertainty in the application of Section 4999 (or any successor thereto) of the
Code at the time of the initial determination by the Accounting Firm under this
Agreement, it is possible that Gross-Up Payments that will not have been made by
the Subsidiaries should have been made ("UNDERPAYMENT"), or that Gross-Up
Payments will be made that are subsequently refunded as overpayments of the
amounts actually due ("OVERPAYMENTS"), consistent with the calculations required
to be made under this Agreement. In the event that the Subsidiaries exhaust
their remedies pursuant to Section 7(e) and Pollock thereafter is required to
make payment of any Excise Tax, Pollock shall direct the Accounting Firm to
determine the amount of the Underpayment that has occurred and to submit its
determination and detailed supporting calculations to both the Subsidiaries and
Pollock as promptly as possible. Any such Underpayment shall be promptly paid by
the Subsidiaries to or for the benefit of Pollock within three (3) calendar days
after receipt of such determination and calculations. In the event that Pollock
receives any refund of an Overpayment for which he has previously been
reimbursed by the Subsidiaries, Pollock shall promptly pay an amount equal to
the amount of such refund to the Subsidiaries within three (3) calendar days
after receipt of such determination and calculations.

         (c)      Parent, the Subsidiaries, and Pollock shall each cooperate
with the Accounting Firm in connection with the preparation and issuance of the
determination provided for in Section 7(b). Such cooperation will include,
without limitation, providing the Accounting Firm access to and copies of any
books, records and documents in the possession of Parent, the

                                       12

<PAGE>

Subsidiaries, or Pollock, as the case may be, that are reasonably requested by
the Accounting Firm. Pollock will provide the Subsidiaries and the Accounting
Firm, copies of portions of such returns, other filings or correspondence
relating to the payment of any Excise Tax as the Subsidiaries and the Accounting
Firm may reasonably request.

         (d)      The fees and expenses of the Accounting Firm for its services
in connection with the determinations and calculations provided for in Section
7(b) shall be paid by Pollock. The Subsidiaries shall reimburse Pollock for his
payment of such costs and expenses within five (5) business days after receipt
from Pollock of a statement []herefore and evidence of his payment thereof.

         (e)      Pollock shall notify Parent and the Subsidiaries in writing of
any claim by the Internal Revenue Service that, if successful, would require the
payment by the Subsidiaries of a Gross-Up Payment. Such notification shall be
given as soon as practicable but no later than 10 business days after Pollock
receives notice of such claim and shall apprise Parent and the Subsidiaries of
the nature of such claim and the date on which such claim is requested to be
paid. Pollock shall not pay such claim prior to the earlier of (i) the
expiration of the 30 calendar-day period following the date on which he gives
such notice to Parent and the Subsidiaries or (ii) the date that any payment of
taxes with respect to such claim is due. If the Subsidiaries notify Pollock in
writing prior to the expiration of such period that they desire to contest such
claim Pollock shall:

                  (i)      give the Subsidiaries any information reasonably
         requested by the Subsidiaries relating to such claim;

                  (ii)     take such action in connection with contesting such
         claim as the Subsidiaries reasonably requests in writing from time to
         time, including, without limitation, accepting legal representation
         with respect to such claim by an attorney reasonably selected by the
         Subsidiaries;

                  (iii)    cooperate with the Subsidiaries in good faith in
         order effectively to contest such claim; and

                  (iv)     permit the Subsidiaries to participate in any
         proceeding relating to such claim;

provided, however, that the Subsidiaries shall bear and pay directly all costs
and expenses (including additional interest and penalties incurred in connection
with such contest) and shall indemnify and hold Pollock harmless, on an
after-tax basis, for any Excise Tax or income tax, including interest and
penalties with respect thereto, imposed as a result of such representation and
payment of costs and expenses. Without limitation of the foregoing provisions of
this Section 7(e), the Subsidiaries will control all proceedings taken in
connection with such contest and, at their sole option, may pursue or forego any
and all administrative appeals, proceedings, hearings and conference with the
taxing authority in respect of such claim (but Pollock may participate therein
at his own cost and expense) and may, at its sole option, either direct Pollock
to pay the tax claimed and sue for a refund or contest the claim in any
permissible manner, and Pollock agrees to prosecute such contest to a
determination before any administrative tribunal, in

                                       13

<PAGE>

a court of initial jurisdiction and in one or more appellate courts, as the
Subsidiaries determine; provided, however, that if the Subsidiaries direct
Pollock to pay the tax claimed and sue for a refund, the Subsidiaries shall
advance the amount of such payment to Pollock on an interest-free basis and
shall indemnify and hold Pollock harmless, on an after-tax basis, from any
Excise Tax or income tax, including interest or penalties with respect thereto,
imposed with respect to such advance or with respect to any imputed income with
respect to such advance; and further provided that any extension of the statute
of limitations relating to payment of taxes for the taxable year of Pollock with
respect to which the contested amount is claimed to be due is limited solely to
such contested amount. Furthermore, the Subsidiaries' control of such contest
will be limited to issues with respect to which a Gross-Up Payment would be
payable under this Agreement, and Pollock will be entitled to settle or contest,
as the case may be, any other issue raised by the Internal Revenue Service or
any other taxing authority.

         (f)      If, after the receipt by Pollock of an amount advanced by the
Subsidiaries pursuant to Section 7(e), Pollock receives any refund with respect
to such claim, Pollock shall (subject to the Subsidiaries' complying with the
requirements of Section 7(e)) promptly pay to the Subsidiaries the amount of
such refund (together with any interest paid or credited thereon after any taxes
applicable thereto). If, after the receipt by Pollock of any amount advanced by
the Subsidiaries pursuant to Section 7(e), a determination is made that Pollock
is not entitled to any refund with respect to such claim and the Subsidiaries do
not notify Pollock in writing of their intent to contest such denial or refund
prior to the expiration of 30 calendar days after such determination, then such
advance will be forgiven and will not be required to be repaid and the amount of
such advance shall offset, to the extent thereof, the amount of Gross-Up Payment
required to be paid.

         8.

         (a)      Confidentiality. During the Term and at any time thereafter,
Pollock shall not disclose, furnish, disseminate, make available, or, except in
the ordinary course of performing his duties on behalf of Parent or the
Subsidiaries, use any trade secrets or confidential business and technical
information of Parent, any Subsidiary, any direct or indirect, wholly or
partially owned subsidiary of Parent or any Subsidiary, or customers of any
Subsidiary, without limitation as to when it was acquired by him or whether it
was compiled or obtained by or furnished to him while he was employed by Parent
or the Subsidiaries. Such trade secrets and confidential business and technical
information are considered to include, without limitation, the vendor lists,
vendor terms and programs, merchandise costs, financial statistics, research
data, or any other statistics and plans contained in monthly and annual review
books, profit plans, capital plans, critical issues, annual plans, strategic
plans, or merchandising, marketing, real estate, or store operations plans.
Pollock specifically acknowledges that all such information, whether reduced to
writing or maintained in his mind or memory and whether compiled by Parent
and/or any Subsidiary and/or him, derives independent economic value from not
being readily known to or ascertainable by proper means by others who can obtain
economic value from its disclosure or use, that reasonable efforts have been put
forth by Parent or the Subsidiaries to maintain the secrecy of such information,
that such information is and will remain the sole property of Parent or the
Subsidiaries and that any retention and use of such information during or after
the termination of his employment relationship with Parent and the Subsidiaries
(except in the course of performing his duties) under this Agreement will
constitute a misappropriation of the

                                       14

<PAGE>

trade secrets of Parent or the Subsidiaries, as the case may be; provided,
however, that his restriction will not apply to information which is in the
public domain or otherwise made public by others through no fault of Pollock, or
as may be required by law.

         (b)      Non-Competition. Except as may otherwise be approved in
advance by the Board of Parent, during the Term and for a period of three (3)
years after the termination of his employment, Pollock shall not compete,
directly or indirectly with any of the Subsidiaries or Parent. Without limiting
the generality of the foregoing, Pollock shall not:

                  (i)      enter into or engage in any business which competes
         with the business of any of the Subsidiaries or Parent;

                  (ii)     solicit customers, business, patronage, or orders
         for, or sell, any products in competition with, or for any business
         that competes with, the business of any of the Subsidiaries or Parent;
         or

                  (iii)    divert, entice, or otherwise take away any customers,
         business, patronage or orders of any of the Subsidiaries or Parent or
         attempt to do so; or

                  (iv)     promote or assist, financially or otherwise, any
         person, firm, association, partnership, corporation, or any other
         entity engaged in any business that competes with the business of any
         of the Subsidiaries or Parent.

For the purposes of this Section 8(b), Pollock understands, acknowledges and
agrees that he will be competing if he engages in any or all of the activities
set forth in this Section 8(b) directly as an individual for his own account, or
indirectly as a partner, joint venture, employee, agent, salesman, consultant,
officer and/or director of any firm, association, corporation, or other entity,
or as a stockholder of any corporation in which he owns, directly or indirectly,
individually or in the aggregate, more than one percent (1%) of the outstanding
stock.

         (c)      Non-solicitation. During the Term and for a period of three
(3) years after the termination of his employment either for cause or by his
voluntary resignation, Pollock shall not directly or indirectly solicit or
induce or attempt to solicit or induce any employee(s) or any sales
representative(s), agent(s) or consultant(s) of any of the Subsidiaries or
Parent to terminate their employment, representation or other association with
such entity.

         (d)      Cooperation and Assistance of Pollock to Parent and the
Subsidiaries. During the Term and thereafter, Pollock will provide reasonable
cooperation to Parent and the Subsidiaries in litigation and regulatory matters
that relate to events that occurred during his periods of employment with
Parent, the Subsidiaries and its or their predecessors, and will provide
reasonable assistance to Parent and the Subsidiaries with matters relating to
their corporate history from the periods of his employment with them or their
predecessors. Pollock will be entitled to reasonable additional compensation and
reimbursement of reasonable costs and expenses relating to any such cooperation
or assistance that occurs following the Term.

         (e)      Cooperation and Assistance of Parent and the Subsidiaries to
Pollock. During the Term and thereafter, Parent and the Subsidiaries will
provide reasonable cooperation to Pollock

                                       15

<PAGE>

or his personal representative in litigation and regulatory and other matters
that relate to his employment with Parent and the Subsidiaries.

         (f)      Remedies. Pollock expressly acknowledges and agrees that the
remedy at law for any breach by him of his obligations under this Section 8 will
be inadequate and that the damages flowing from such breach are not readily
susceptible to being measured in monetary terms. Accordingly, he acknowledges
and agrees that upon his violation of any obligation in this Section 8, Parent
and/or the Subsidiaries will be entitled to immediate injunctive relief and may
obtain a temporary order restraining any threatened or further breach without
the necessity of proof of actual damage. Nothing in this Agreement will be
deemed to limit the remedies of Parent or the Subsidiaries at law or in equity
for any breach by Pollock of any of the obligations in this Section 8 that may
be pursued or availed of by Parent or the Subsidiaries.

         9.       Stock Options. On the Effective Date, or as soon thereafter as
permitted by applicable law or regulation, Parent and Pollock shall execute an
Option Agreement, substantially in the form of EXHIBIT B attached hereto (the
"OPTION AGREEMENT"), which shall provide for Parent's grant to Pollock of an
option to purchase 300,000 shares of the common stock of Parent on the terms and
conditions stated therein.

         10.      Division of Obligations.

         (a)      Subject to Sections 10(b) and 10(c), the performance of the
obligations of the Subsidiaries to Pollock under this Agreement is allocated
among the Subsidiaries as follows:

<TABLE>
<CAPTION>
   SUBSIDIARY                      PROPORTIONATE PERCENTAGE
-----------------------------------------------------------
<S>                                <C>
CNG                                            0%
-----------------------------------------------------------
Cole Vision                                   53%
-----------------------------------------------------------
Pearle                                        16%
-----------------------------------------------------------
Things Remembered                             31%
-----------------------------------------------------------
</TABLE>

         (b)      In the event that any Subsidiary ceases to be a direct or
indirect subsidiary of Parent, such Subsidiary will thereupon be relieved of any
obligations under this Agreement and the performance of the Subsidiaries'
obligations to Pollock under this Agreement will be reallocated, without
reducing the amount of aggregated compensation or benefits payable under this
Agreement, by the Board of Parent; provided, however, that in the event that
both Cole Vision and Things Remembered cease to be direct or indirect
subsidiaries of Parent, provision will be made, immediately prior to such event,
by such subsidiaries or by Parent, to provide Pollock with financial assurances
(which may include the establishment of an escrow or trust fund, or the
provision of letters of credit from financial institutions reasonably
satisfactory to Pollock) on terms reasonably acceptable to Pollock for the
fulfillment of the monetary obligations of the Subsidiaries under this
Agreement. Except for such financial assurances,

                                       16

<PAGE>

nothing in this Section 10 is to be construed as restricting Parent's right to
dispose of its interests in the Subsidiaries (except as may be provided in other
agreements with Pollock).

         (c)      With respect to any obligations of the Subsidiaries not
expressed directly in monetary terms, including without limitation, those
described in Sections 4(c), 4(e), 5, 6(b), and 6(c), each Subsidiary shall bear
its proportionate percentage as provided in Sections 10(a) or 10(b), as
applicable.

         (d)      CNG hereby guarantees the performance by each Subsidiary of
its obligations under this Agreement.

         (e)      Each of the obligations incurred under this Agreement by the
Subsidiaries will be borne pro rata by each Subsidiary in its proportionate
share as provided in this Section 10, and each Subsidiary will be entitled to
contributions from the other Subsidiaries for any amounts paid in connection
with any of the obligations in excess of such Subsidiary's respective
proportionate share. This Section 10(e) is intended only to define the relative
rights of the Subsidiaries, and nothing set forth in this Section 10(e) is
intended to or will impair the obligations of the Subsidiaries to pay to Pollock
amounts in connection with the obligations as and when the same become due and
payable under this Agreement in accordance with the terms of this Agreement.

         (f)      In the event that all of the Subsidiaries cease to be direct
or indirect subsidiaries of Parent, the obligations of the Subsidiaries to
provide continuing health insurance and life insurance benefits pursuant to any
section of this Agreement must be satisfied by delivery to Pollock of an annuity
in an amount and with terms reasonably acceptable to Pollock (or his dependents
or legal guardian, as applicable) and to the Board of Parent.

         11.      Termination of Prior Agreement. Immediately upon the
effectiveness of this Agreement, the Prior Employment Agreement shall terminate.
Such termination shall not, however: (a) prejudice any rights Pollock may have
(i) under the Prior Employment Agreement (or any agreements, stock option
grants, restricted stock grants or loans entered into or made pursuant to, or
contemplated by, the Prior Employment Agreement), or otherwise, relating to
obligations to have been performed by Parent or any Subsidiary prior to the date
of this Agreement or (ii) under any other agreement between Parent or any
Subsidiary and Pollock; and (b) cause Pollock to receive or become eligible for
any additional payments or rights that might otherwise be triggered by a
termination of the Prior Employment Agreement or the termination of Pollock's
employment under this Agreement.

         12.      Charter Provisions. The Certificates of Incorporation and
By-laws of Parent and each Subsidiary with respect to indemnification and
limitations on liability of officers and directors may not be amended insofar as
they relate to Pollock without his consent (which will not be unreasonably
withheld).

         13.      Choice of Law. This Agreement was entered into, and the
negotiations proceeding this Agreement were conducted in Cleveland, Ohio, and
this Agreement is intended to be performed within the State of Ohio, which is
the principal residence of Pollock. Accordingly, the validity and interpretation
of this Agreement will be determined in accordance with the internal laws of the
State of Ohio.

                                       17

<PAGE>

         14.      Notices. Any notice required or permitted to be given under
this Agreement is to be in writing and either given by personal delivery or
deemed to be delivered three (3) days after deposited, postage pre-paid, in the
U.S. certified or registered mail, return receipt requested, addressed as
follows:

                  If to Parent or the Subsidiaries:   Cole National Corporation
                                                      5915 Landerbrook Drive
                                                      Mayfield Hts., Ohio 44124
                                                      Attention: General Counsel

                  If to Pollock:                      Larry Pollock
                                                      18100 South Park Blvd.
                                                      Shaker Heights, Ohio 44120

or at such other address as is specified in written notice given in the manner
required in this Agreement.

         15.      Waiver of Breach. The waiver by either Parent or the
Subsidiaries, on the one hand, or Pollock, on the other hand, of a breach of any
provision of this Agreement will not operate or be construed as a waiver of any
subsequent breach by the other party.

         16.      Binding Effect. This Agreement will be binding upon and shall
inure to the benefit of both Pollock, on the one hand, and Parent and the
Subsidiaries, on the one hand, and their respective successors, heirs and legal
representatives, but neither this Agreement nor any rights under this Agreement
may be assigned by Pollock or Parent and the Subsidiaries without the written
consent of the other.

         17.      Severability. If any portion of this Agreement is invalid or
illegal, such invalidity or illegality will not render this Agreement invalid or
illegal as a whole but the invalid or illegal portions are to be stricken
herefrom and the remainder of this Agreement will be binding on the parties and
their successors and assigns as if such invalid or illegal provisions were never
included in this Agreement from the first instance.

         18.      Amendments. No amendment or variation of the terms of this
Agreement will be valid unless the same is in writing signed by all parties.

         19.      Section References. Unless otherwise specified, all references
in this Agreement to section will be construed to refer to sections of this
Agreement.

                                       18

<PAGE>

         This Employment Agreement has been executed by the parties on the date
and year first above written.

                           COLE NATIONAL CORPORATION

                           By: /s/ Leslie D. Dunn
                               -------------------------------
                               Name: Leslie D. Dunn
                               Title: Senior Vice President

                           COLE NATIONAL GROUP, INC.

                           By: /s/ Leslie D. Dunn
                               -------------------------------
                               Name: Leslie D. Dunn
                               Title: Senior Vice President

                           PEARLE, INC.

                           By: /s/ Leslie D. Dunn
                               -------------------------------
                               Name: Leslie D. Dunn
                               Title: Senior Vice President

                           COLE VISION CORPORATION

                           By: /s/ Leslie D. Dunn
                               -------------------------------
                               Name: Leslie D. Dunn
                               Title: Senior Vice President

                           THINGS REMEMBERED, INC.

                           By: /s/ Leslie D. Dunn
                               -------------------------------
                               Name: Leslie D. Dunn
                               Title: Senior Vice President

                           /s/ Larry Pollock
                           -----------------------------------
                           Larry Pollock, individually

                                       19

<PAGE>

                                   EXHIBIT "A"

                     MULTI-YEAR PERFORMANCE INCENTIVE BONUS

         The terms of the Multi-Year Performance Incentive Bonus shall be
negotiated and agreed to between the Board of Parent and Pollock after the
execution of this Agreement in accordance with the following parameters:

- -               The annualized target bonus award for Pollock shall be
         $700,000, with a maximum bonus award of $1,400,000.

- -               In order for Pollock to receive the target bonus award, Parent
         and the Subsidiaries must achieve "meaningful improvement" (to be
         mutually defined) in U.S. optical financial performance.

- -               In order for Pollock to receive the maximum bonus award,
         Parent and the Subsidiaries must achieve "exceptional improvement" (to
         be mutually defined) in U.S. optical financial performance.

- -               In order for Pollock to receive any multi-year performance
         incentive bonus award in the fourth Year of the Agreement, Pollock must
         have established a succession plan approved by the Board of Parent.

                                       20

<PAGE>

                                   EXHIBIT "B"

                            COLE NATIONAL CORPORATION

                       NONQUALIFIED STOCK OPTION AGREEMENT

This Nonqualified Stock Option Agreement (this "AGREEMENT") is entered into
between Larry Pollock (the "OPTIONEE") and Cole National Corporation, a Delaware
corporation (the "COMPANY"), as of the Grant Date. Certain capitalized terms
used herein are defined in Paragraph 8.

WHEREAS, the Board of Directors of the Company has authorized a grant of stock
options on the terms hereof to the Optionee, who is employed in the capacity
shown on the signature page.

NOW, THEREFORE, the Company hereby grants to the Optionee options (the
"OPTIONS") pursuant to the Company's 1998 Equity Performance and Incentive Plan,
amended and restated effective June 10, 1999, or any other similar plans of the
Company (collectively, the "PLAN") to purchase the number of shares of Common
Stock, par value $.001 per share, of the Company ("COMMON STOCK") shown as the
Original Award on the signature page hereof; and agrees to cause certificates
for any shares purchased hereunder to be delivered to the Optionee upon payment
of the purchase price in full, all subject, however, to the terms and conditions
of the Plan and the terms and conditions hereinafter set forth.

1.       EXERCISE.

         (a)      Except as otherwise provided herein, the Options (until
terminated as hereinafter provided) will become vested and exercisable as
follows:

<TABLE>
<CAPTION>
     AMOUNT VESTED                                      DATE EXERCISABLE
-------------------------------------------------------------------------------------
<S>                                         <C>
1/2 of the Original Award                   The second anniversary of the Grant Date;
-------------------------------------------------------------------------------------
All Unvested Shares                         The fourth anniversary of the Grant Date
-------------------------------------------------------------------------------------
</TABLE>

for so long as the Optionee remains in the continued employment of the Company,
except as provided below. To the extent exercisable, the Options may be
exercised in whole or in part from time to time.

         (b)      If, after the Grant Date, any of the following occurs: (i) a
Change of Control, (ii) a Termination Event, (iii) a Constructive Termination,
(iv) the Optionee voluntarily ceases to be an employee of the Company or a
Subsidiary or retires under a retirement plan of the Company or any Subsidiary,
in either case with the consent of the Compensation Committee, or (v) the
Optionee dies or becomes permanently disabled while in the employ of the Company
or any Subsidiary, then the Options will, in addition to any vesting pursuant to
Paragraph 1(a) above, immediately become exercisable in full.

                                       21

<PAGE>

         (c)      If, after the Grant Date, the Optionee voluntarily ceases to
be an employee of the Company or a Subsidiary or retires under a retirement plan
of the Company or any Subsidiary, in either case without the consent of the
Compensation Committee, then the Options will, in addition to any vesting
pursuant to Paragraph l(a) above, immediately become exercisable in full with
respect to all of the Unvested Shares that would have vested on the next
succeeding anniversary of the Grant Date (if the event occurs on an anniversary
of the Grant Date, no additional Options will become exercisable besides those
that became exercisable as of that anniversary). Thereupon, all remaining
Unvested Options will be forfeited and cancelled.

         (d)      Any exercise of the Options must be made in writing by the
Optionee delivered to the Secretary of the Company.

2.       EXERCISE PRICE AND PAYMENT; RELOAD OPTIONS.

         (a)      The Options will be exercisable for Vested Shares (whether
such vesting occurs pursuant to Paragraph 1(a), 1(b), or 1(c)) at the Exercise
Price shown on the signature page hereof.

         (b)      The Exercise Price for any shares may be paid (i) in cash or
by check, (ii) by actual or constructive transfer to the Company of Mature
Shares, or (iii) by a combination of such methods of payment.

         (c)      If, at the date of exercise the Optionee is an employee of the
Company, and the Optionee pays the Exercise Price of shares by delivery of
Mature Shares, additional option rights ("Reload Option Rights") shall, subject
to the provisions hereinafter set forth, be automatically granted to the
Optionee equal to the sum of (i) the number of Mature Shares transferred to the
Company with respect to such Exercise Price and (ii) the number of shares of
Common Stock surrendered to the Company in payment of the Withholding Amount
associated with the Options exercised through the delivery of Mature Shares.
Reload Option Rights shall be granted as set forth in this Paragraph 2(c) with
respect to Optionee's exercise of Options prior to their termination pursuant to
Paragraph 3. In no event, however, shall Reload Option Rights be granted unless
the remainder of the original ten (10) year term of the option being exercised
is greater than six (6) months at the time of such exercise. Reload Option
Rights will not be granted with respect to any Options that have been
transferred by the original Optionee. Reload Option Rights shall not be
exercisable during the six (6) month period immediately following the date of
grant of such Reload Option Rights. The Exercise Price of such Reload Option
Rights shall be one hundred percent (100%) of the Stock Price per share on the
day of the exercise of the Options to which such Reload Option Rights relate.
Such Reload Option Rights shall terminate at such time as the Options being
exercised would have terminated had they not been exercised. Such Reload Option
Rights will be evidenced by an agreement in form substantially the same as this
Agreement, with appropriate changes.

3.       TERMINATION. The Options will terminate and all Unvested and Vested
Options then outstanding will be forfeited on the earliest of the following
dates:

                                       22

<PAGE>

         (a)      Within thirty (30) days following the date on which the
Optionee ceases to be an employee of the Company or a Subsidiary by reason of
termination of employment for Cause;

         (b)      Subject to possible extension pursuant to Paragraph 3(c)
below, five (5) years after either (i) the date on which the Optionee ceases to
be an employee of the Company or a Subsidiary with eligibility for retirement
under a retirement plan of the Company or a Subsidiary or (ii) the date of
permanent disability of the Optionee if the Optionee becomes permanently
disabled while an employee of the Company or a Subsidiary;

         (c)      Five (5) years after the date of the death of the Optionee if
the Optionee dies while an employee of the Company or a Subsidiary or one (1)
year after the date of death of the Optionee if the Optionee dies during the
fifth year of the five (5) year period referred to in Paragraph 3(b) above;

         (d)      Five (5) years after the date of a Termination Event or
Constructive Termination;

         (e)      Immediately (x) upon the Optionee accepting employment with a
Competitor without the prior written approval of the Company's Board or (y) upon
a material breach by the Optionee of any applicable agreement with the Company
or a Subsidiary relating to non-competition, non-solicitation or maintaining of
Company confidences; or

         (f)      Ten (10) years from the Grant Date.

4.       TRANSFERABILITY. Unless otherwise approved by the Compensation
Committee following a request from the Optionee or the Optionee's guardian or
legal representative, the Options are not transferable by the Optionee otherwise
than by will or the laws of descent and distribution. If another type of
transfer is approved by the Compensation Committee, a transfer will only be
effective when the transferee of the Options enters into an agreement with the
Company (in form and substance acceptable to the Company) agreeing to be bound
by the provisions of this Agreement as if such transferee were the Optionee. If
exercised during the lifetime of the Optionee, the Options are exercisable only
by the Optionee or by the Optionee's guardian or legal representative, or by a
transferee authorized as provided in this Paragraph. At the reasonable request
of the Optionee, the Company shall cooperate with the Optionee to permit
transfers to family members or trusts controlled by the Optionee or members of
his immediate family to facilitate estate planning. Any transferee must agree in
writing to be bound by the terms and conditions of this Agreement in a writing
in form and substance reasonably acceptable to the Company.

5.       SECURITIES LAWS. The Options are not exercisable if such exercise would
involve a violation of any applicable federal, state or other securities law,
and the Company hereby agrees to make reasonable efforts to comply with such
securities laws. The Options are not exercisable unless under said laws at the
time of exercise the shares of Common Stock or other securities purchasable
hereunder are exempt, are the subject matter of an exempt transaction, or are
registered in accordance with such laws.

                                       23

<PAGE>

6.       ADJUSTMENTS.

         (a)      The Board of Directors or the Compensation Committee shall
make such adjustment in the option price and in the number or kind of shares of
Common Stock or other securities covered by the Options as such Board or
Committee may in good faith determine is equitably required to prevent dilution
or enlargement of the rights of the Optionee that otherwise would result from
(i) any stock dividend, stock split, combination of shares, recapitalization or
other change in the capital structure of the Company, or (ii) any merger,
consolidation, spin-off, split-off, spin-out, split up, reorganization, partial
or complete liquidation or other distribution of assets, issuance of rights to
purchase securities, or (iii) any distribution to the holders of the Common
Stock of rights or warrant to purchase equity interests of the Company, or (iv)
any other corporate transaction or event having an effect similar to any of the
foregoing. Moreover, in the event of any such transaction or event, the Board of
Directors or the Compensation Committee, in its discretion, may provide in
substitution for any or all outstanding awards under the Options such
alternative consideration as it, in good faith, may determine to be equitable in
the circumstances and may require in connection therewith the surrender of all
awards so replaced.

         (b)      In the event that any provision of this Agreement would result
in a calculation of a number of shares in amounts other than a whole number, the
number of shares so calculated will be reduced or increased to the nearest whole
number (rounding 0.50 up), with the effect of any such rounding deemed to attach
to the last group of shares to be so calculated (with calculations to be
conducted in alphabetical or numerical order, as applicable).

7.       WITHHOLDING. If the Company is required to withhold any federal, state,
local or foreign tax in connection with the exercise of the Options, it will be
a condition to such exercise that the Optionee make provision satisfactory to
the Company for payment of all such taxes. Upon exercise of any Options,
Optionee shall surrender to the Company, by the Company withholding from the
shares of Common Stock to be issued upon such exercise to the Optionee, in
satisfaction of the Withholding Amount, shares of Common Stock that have value
in the aggregate that is equal to such Withholding Amount. In the event that the
Optionee desires to have an amount greater than the Withholding Amount withheld,
the excess over the Withholding Amount must be paid to the Company in cash.

8.       DEFINITIONS. The following capitalized terms have meanings set forth
below.

"CHANGE OF CONTROL" means if at any time any of the following events shall have
occurred:

         (a)      the Company merges into itself, or is merged or consolidated
with, another corporation and as a result of such merger or consolidation less
than 51% of the voting power of the then-outstanding voting securities of the
surviving or resulting corporation immediately after such transaction are owned
in the aggregate by the former stockholders of the Company immediately prior to
such transaction;

         (b)      all or substantially all the assets accounted for on the
consolidated balance sheet of the Company are sold or transferred to one or more
corporations or persons, and as a result of such sale or transfer less than 51%
of the voting power of the then-outstanding voting securities of such
corporation or person immediately after such sale or transfer is directly or
indirectly beneficially held in the aggregate by the former stockholders of the
Company immediately prior to such transaction or series of transactions (it
being agreed and

                                       24

<PAGE>

acknowledged that a sale of all or substantially all of the assets or more than
50% of the voting stock of Things Remembered, Inc. shall not constitute a change
of control);

         (c)      A person, within the meaning of Section 3(a)(9) or 13(d)(3)
(as in effect on the date hereof) of the Securities Exchange Act of 1934,
becomes the beneficial owner (as defined in Rule 13d-3 of the Securities and
Exchange Commission pursuant to the Securities Exchange Act of 1934) of (i) 15%
or more, but less than 35%, of the voting power of the then-outstanding voting
securities of the Company without the prior approval of the Board, or (ii) 35%
or more of the voting power of the then-outstanding voting securities of the
Company; provided, however, that the foregoing does not apply to any such
acquisition that is made by (w) any subsidiary of the Company; (x) any employee
benefit plan of the Company or of any Subsidiary or (y) any person or group of
which employees of the Company or of any Subsidiary control a greater than 25%
interest unless the Board of Directors of the Company determines that such
person or group is making a "hostile acquisition;" or (z) any person or Group of
which the Optionee is an affiliate; provided, further that clause (i) of this
Paragraph 8(c) is acknowledged to apply to HAL International N.V.

         (d)      A majority of the members of the Board of Directors of the
Company or of any Subsidiary are not Continuing Directors, where a "Continuing
Director" is any member of the Board of Directors of the Company or, with
respect to a Subsidiary, of such Subsidiary who (x) was a member of the Board of
Directors of the Company or, with respect to a Subsidiary, of such Subsidiary on
the date hereof or (y) was nominated for election or elected to such Board of
Directors with the affirmative vote of a majority of the Continuing Directors
who were members of such Board at the time of such nomination or election.

"COMPETITOR" means any Person that competes with any then-existing business of
the Company or any Subsidiary.

"CONSTRUCTIVE TERMINATION" means either (i) a substantial, nonconsensual adverse
change in the Optionee's employment duties or title, or (ii) the moving of the
Company's executive headquarters more than 50 miles from its present location
without the Optionee's consent.

"EXERCISE PRICE" means the exercise price per share indicated as the Exercise
Price per share on the signature page hereof.

"FOR CAUSE" means that there is a final, non-appealable order in a proceeding
before a court of competent jurisdiction or a final order in an administrative
proceeding before the Securities and Exchange Commission finding that the
Optionee (i) committed any willful misconduct, fraud or criminal activity
(excluding traffic violations or other minor offenses) which commission is
materially inimical to the interests of any of the Subsidiaries or the Company,
whether for his personal benefit or in connection with his duties for the
Company or the Subsidiaries or (ii) intentionally or knowingly violated any
antifraud provision of the federal or state securities laws.

"GRANT DATE" means the date of the Board or Compensation Committee action
awarding the Options to the Optionee as indicated on the signature page hereof.

"MATURE SHARES" means (x) nonforfeitable, unrestricted shares of Common Stock
that have been owned by the Optionee for more than six (6) months prior to the
date of exercise, or (y)

                                       25

<PAGE>

shares of restricted stock or other shares of Common Stock that are forfeitable
or subject to restrictions on transfer, including, without limitation, shares of
Common Stock issued pursuant to the earn out of performance shares or
performance units, which shares have been owned by the Optionee for more than
six (6) months and that the Company agrees to accept as consideration, or (z)
such other Company securities as the Company's chief accounting officer, upon
consultation with the Company's independent accountants, determines will not
adversely affect the Company's tax or accounting position by accepting.

"ORIGINAL AWARD" means the number of shares of Common Stock indicated as the
Original Award on the signature page hereof.

"PERSON" means any corporation, partnership, limited liability company,
association, firm, other entity or individual(s).

"STOCK PRICE" means the closing price of the Common Stock on the principal
exchange on which the Common Stock is traded.

"SUBSIDIARY" means Cole National Group, Inc., Cole Vision Corporation, Pearle,
Inc., and Things Remembered, Inc.

"TERMINATION EVENT" means the Optionee's ceasing to be an employee of the
Company or its Subsidiaries by reason of termination by the employer of the
Optionee's employment without Cause.

"UNVESTED SHARES" means, as of any given time, those shares of Common Stock
relating to the Options that are not, at the time in question, otherwise
permitted, under the terms of this Agreement, to be acquired pursuant to the
exercise of the Options.

"VESTED SHARES" means, as of any given time, those shares of Common Stock
relating to the Options that are, at the time in question, otherwise permitted,
under the terms of this Agreement, to be acquired pursuant to the exercise of
the Options.

"WITHHOLDING AMOUNT" means the minimum amount of withholding taxes including
Federal, state and local income taxes and social security and Medicare taxes
required to be withheld by the Company by the applicable taxing authorities, as
the result of the exercise of an Option.

9.       ACKNOWLEDGMENT. The undersigned Optionee hereby acknowledges receipt of
an executed original of this Agreement and accepts the Options granted
hereunder.

EXECUTED at Cleveland, Ohio as of the date first set forth above.

                                           COLE NATIONAL CORPORATION

                                           By:_______________________________
                                              Name:
                                              Title:

                                       26

<PAGE>

                                              _____________________________
                                              OPTIONEE

<TABLE>
----------------------------------------------------------------------------------------------
<S>                                       <C>
Name of Optionee:                         Larry Pollock
----------------------------------------------------------------------------------------------
Name of Employer:                         Cole National Corporation
----------------------------------------------------------------------------------------------
Position:                                 President and Chief Executive Officer of the Company
                                          and Chairman of each of the Subsidiaries
----------------------------------------------------------------------------------------------
Number of Shares in the Original Award:   300,000
----------------------------------------------------------------------------------------------
Date of Board Resolution authorizing
this Option (Grant Date):                 ____________, 2003
----------------------------------------------------------------------------------------------
Exercise Price per Share:                 $__.__
----------------------------------------------------------------------------------------------
</TABLE>

                                       27<PAGE>

                                                                 Exhibit 10.1(a)

521 West Central Boulevard
Orlando, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 521 West Central
Boulevard, Orlando, Florida, including, without limitation, an approximately
117,327 square foot building, all as set forth in Exhibit "A" attached hereto
and made a part hereof. Notwithstanding the foregoing, Landlord and Tenant
acknowledge that the square footages are not represented measurements, but
estimates only. Tenant has had the opportunity to verify the square footages,
has not done so, and Tenant, therefore, agrees to hold Landlord harmless from
any discrepancy in the estimated and actual square footage of the building. The
parties acknowledge that the legal description used in the Existing Lease may
have been inaccurate, but that the parties have not been able to verify same
prior to the execution of this Lease. It is in the best interest of the parties
that Tenant continue to use all such space it has been using under the Existing
Lease, regardless of the actual legal description or other depiction of the
Premises contained in the Existing Lease. Exhibit "A"

                                       1

<PAGE>

contains both a sketch of the Premises and the legal description. In the event
of any dispute as to what comprises the Premises, the actual space used by
Tenant under the Existing Lease shall be the accepted description, with the
sketch controlling over the address of the Premises, and the address of the
Premises controlling over the legal description attached hereto. Notwithstanding
anything herein to the contrary, Landlord shall have the right, within sixty
(60) days of the execution of this Lease, to have a new survey of the Premises
prepared and, upon approval by Tenant, said survey shall serve as the legal
description for the Premises. In the event a new survey is prepared and
available prior to execution of this Lease, the legal description and depiction
set out in the new survey (which will be a part of the Exhibit "A" attached
hereto), approved by both parties, shall control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of thirty (30) months, said additional term to commence
effective as of April 1, 2003, and to end on September 30, 2005.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or

                                       2

<PAGE>

at the earliest date possible to take advantage of the maximum discount
available. Tenant shall provide Landlord with evidence of payment of the same
within fifteen (15) days after said payment. Tenant will pay any and all ad
valorem taxes assessed against the personal property located on the Premises,
during the entire term thereof. Tenant shall have the right, at Tenant's sole
expense, to appeal any and all taxes applicable to the Premises and Landlord
agrees that Landlord will cooperate with Tenant reasonably and sign all
documents reasonably required in connection with any such appeal. Tenant may
delay payment of any portion of such taxes which are the subject of an appeal
until the resolution of such appeal, in which event Tenant shall be solely
responsible for the payment of any penalties, interest, or additional taxes
which result from such delay. Notwithstanding the foregoing, Tenant shall not
permit the filing of a tax lien against the Premises. Tenant shall pay all
applicable sales, excise or other taxes as required by law (but not income
taxes) which are due and payable on the rents and other sums paid by Tenant
hereunder at the time of payment of said rental and other sums to Landlord. Real
Estate taxes for any partial lease years shall be prorated and paid within
thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without

                                       3

<PAGE>

at least thirty (30) days prior written notice to Landlord and to the holder of
any mortgage to whom loss hereunder may be payable.

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

                                       4

<PAGE>

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that date. If the Premises are damaged
but not wholly destroyed by any of such casualties, rental will abate in such
proportion as use of the Premises has been destroyed, and Landlord will restore
the Premises to substantially the same condition as before the damage as
speedily as practicable, whereupon full rental will recommence; however, if the
damage will be so extensive the same cannot be reasonably repaired and restored
within three (3) months' time from the date of the casualty, then either
Landlord or Tenant may cancel this Lease by giving written notice to the other
party within thirty (30) days from the date of such casualty. In such event,
rental will be apportioned and paid up to the date of such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and

                                       5

<PAGE>

Landlord, upon receipt of the award in condemnation, will expeditiously commence
and complete all necessary repairs and restorations to the Premises so as to
constitute the portion of the building not taken a complete architectural unit
and restore the Premises as nearly as practicable to its prior condition;
provided, however, that such work does not exceed the scope of the original
construction, and Landlord will not be under any duty to expend amounts in
excess of the award received by Landlord. Rent, taxes and other charges payable
by Tenant will equitably abate while Landlord's repairs and restorations are in
process. If a partial taking consists only of a street widening or utility
easement which, is reasonably determined not to materially affect Tenant's use
of the Premises including Tenant's parking and any outside storage areas, this
Lease will continue in full force and effect without abatement of rent, taxes or
other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the

                                       6

<PAGE>

Tenant without Landlord's approval but with written notice of such transfer.
Subtenants or assignees will become liable directly to Landlord for all
obligations of Tenant hereunder, without relieving Tenant's liability hereunder.
Notwithstanding anything herein to the contrary, in no event shall any subtenant
or assignee use the Premises for any immoral purpose, including, but not limited
to, massage parlors, adult bookstores, adult theaters, adult amusement
facilities, or any other type of facility selling, leasing or displaying
pornographic materials. In addition, the use of any Hazardous Materials, other
than those Hazardous Materials currently used in Tenant's business (which
Hazardous Materials shall be used in conformity with all laws), by any subtenant
or assignee shall be subject to Landlord's sole, but reasonable, discretion. As
a condition of Tenant's ability to sublease the Premises, any sublease payments
in excess of the rents due under this Lease shall be payable to the Landlord as
payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

                                       7

<PAGE>

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
Existing Lease or previous leases as a result of any breach of their respective
obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

                                       8

<PAGE>

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with any material term, provision,
condition, or covenant of this Lease, other than the payment of rent, and will
not cure such failure within thirty (30) days after notice to Tenant of such
failure to comply or such additional time period as may reasonably be necessary
to effect a cure of the default provided that Tenant commences within said
thirty (30) day period and diligently pursues a cure of the default to
completion; or (c) Tenant causes any lien to be placed against the Premises and
does not cure the same within thirty (30) days after notice from Landlord to
Tenant demanding cure; or (d) proceedings under the Bankruptcy Act for
bankruptcy are filed by or against Tenant as Tenant's performance hereunder, and
if filed against Tenant, have not been dismissed within thirty (30) days after
the filing; or (e) an assignment of Tenant's property for the benefit of
creditors is made; or (f) a receiver, conservator, or similar officer is
appointed by a court of competent jurisdiction to take charge of all or a
substantial part of Tenant's property and within thirty (30) days after
appointment the officer is not discharged and possession of the property is not
restored to Tenant; or (g) Tenant's interest in the Premises or under this Lease
is the subject of taking or levy under execution, attachment, or other process
of law and the action is not cancelled or discharged within thirty (30) days
after its occurrence; or (h) Tenant abandons the Premises and leaves it in a
condition that could be vandalized or occupied by unauthorized third parties;
THEN in any of such events, Landlord will have the option to do any of the
following, in addition to, and not in limitation of any other remedy permitted
by law or in equity or by this Lease: (1) re-enter and repossess the Premises
and remove any property of Tenant thereon and store the same elsewhere at
Tenant's expense without relieving Tenant from any liability or obligation; or
(2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

                                       9

<PAGE>

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided that Landlord
commences said cure within said thirty (30) day period and diligently pursues a
cure of the default to completion. Failure of Landlord to commence that cure
within the 30-day period or to effect that cure within that 30-day period or the
additional period as provided above will be an event of default under this Lease
and Tenant may, at its option, elect to: (a) bring an action to require specific
performance of Landlord's obligations; (b) provide Landlord with an additional
period of time within which to effect that cure; (c) commence such cure itself,
and Tenant may either, at its option, offset any expenses it incurs in effecting
such cure against the rent and other charges due and payable by Tenant
hereunder, or require that Landlord immediately reimburse Tenant for its
expenses; provided, however, in the event of an emergency, Tenant may
immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a) Landlord: Hughes, Inc.
                   P.O. Box 568065
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                       -------------

                   and

                   Hughes, Inc.
                   1411 Edgewater Drive, Suite 200
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                           -------------

                                       10

<PAGE>

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       11

<PAGE>

     (b) Tenant:   Hughes Supply, Inc.
                   20 North Orange Avenue, Suite 200
                   Orlando, Florida 32801
                   Attention: Associate General Counsel
                   Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       12

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       13

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       14

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       15

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       16

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       17

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                             "LANDLORD"

Witnesses:                                   HUGHES, INC., a Florida corporation

                                             By:
--------------------------------                 -------------------------------

Printed:                                     Printed:
         -----------------------                      --------------------------

                                             Title:
                                                    ----------------------------

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

Printed:
        ------------------------

                                       18

<PAGE>

                                             "TENANT"

                                             HUGHES SUPPLY, INC., a Florida
                                             corporation

                                             By:
--------------------------------                 -------------------------------

Printed:                                     Printed:
         -----------------------                      --------------------------

                                             Title:
                                                    ----------------------------

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

Printed:
         -----------------------

                                       19

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       20

<PAGE>

                             Title Commitment Legal

Description of Real Property Situated in Orange County, Florida:

Lots 17, 18 and 19, Lots 22 through 25 and the West 31.5 feet of Lot 21, Block
1; Lots 3, 4 and 5, Lots 8 through 14 and the North 102 feet of Lots 15 and 16,
Block 2, GROVE PARK, according to the map or plat thereof as recorded in Plat
Book E, Page(s) 57, Public Records of Orange County, Florida.

The North 55.5 feet of Lot 6 and all Lot 7, Less North 25 feet for street, Block
2, GROVE PARK, according to the map or plat thereof as recorded in Plat Book E,
Page(s) 57, Public Records of Orange County, Florida.

Lots 7 and 8, Block 1 and Lots 19 and 20 and the West 20 feet of Lot 18, Block
2, HUSSEY & COOK'S ADDITION TO ORLANDO, according to the map or plat thereof as
recorded in Plat Book B, Page(s) 73, Public Records of Orange County, Florida.

The North 220 feet of the West 99.8 feet of the Northeast 1/4 of the Northeast
1/4 of the Southeast 1/4 of the Southwest 1/4 of Section 26, Township 22 South,
Range 29 East less the West 49.44 feet and less the street on the North Orange
County, Florida.

                                       21

<PAGE>

                      Legal Description from Existing Lease

521-531 West Central Boulevard: This parcel is located on the north side of
Central Boulevard and contains approximately 86,521 square feet of land area. It
includes the corporate offices, electrical sales area and warehouse, fixture
showroom, as well as parking and storage areas adjacent thereto.

521-531 Grove Park Drive: This parcel is located on the north side of Grove Park
Drive and contains office and warehouse space totaling approximately 20, 455
square feet. It also includes a steel frame, semi-enclosed metal storage shed
containing approximately 9,610 square feet, and paved parking and storage areas
totaling approximately 8,791 square feet.

Lot 18, Block 1, Grove Park: This parcel is also located on the north side of
Grove Park Drive, but is non-contiguous to other leased property. It is a paved
parking and storage area containing approximately 8,457 square feet.

520 West Central Boulevard: This parcel is a non-contiguous paved parking lot
located on the south side of Central Boulevard and totals approximately 30, 339
square feet.

536 West Central Boulevard: This parcel is a non-contiguous paved parking lot
and storage area located on the south side of Central Boulevard containing
approximately 26,178 square feet.

Total office and warehouse space in and around Central Boulevard totals
approximately 108,000 square feet. Parking and storage areas total approximately
79,120 square feet.

                                       22

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       23

<PAGE>

                                  ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 521 West Central Boulevard, Orlando, Florida (the
"Subject Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $308,570.00,
payable in equal monthly installments of $25,714.17. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 104% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

                                       24

<PAGE>

     4. The following provisions of the Subject Lease (as noted) are hereby
modified as follows:

          (a) Notwithstanding anything in Paragraphs 7 and 14 of the Subject
     Lease to the contrary, Tenant shall have no maintenance or repair
     obligations except for those necessary to address any health and/or safety
     concerns with respect to the Premises. In the event the Premises is cited
     by any applicable authority for any non-compliance, Tenant shall have the
     option to either (i) make such repairs as are required by the citing
     authority; or (ii) shut down Tenant's operations. The Landlord acknowledges
     and agrees that it is its intent to raze the building upon termination of
     the Lease and therefore accepts this limitation in Tenant's obligations.
     Furthermore, the limitations on repairs as provided above shall not operate
     to limit or in any way impair the indemnity obligations of the Tenant to
     the Landlord arising from Tenant's use and occupancy of the Premises.

     5. The Subject Lease remains in full force and effect as amended above.

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                   LANDLORD:

                                             HUGHES, INC.,
                                             a Florida corporation

--------------------------------             By: /s/ Vincent S. Hughes
                                                 -------------------------------
Print Name:                                  Name:
           ---------------------                   -----------------------------
                                             Title:
                                                    ----------------------------

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

Print Name:
           ---------------------

                                       25

<PAGE>

                                             TENANT:

                                             HUGHES SUPPLY, INC.,
WITNESSES:                                   a Florida corporation

--------------------------------             By: /s/ Mark D. Scimeca
                                                 -------------------------------
Print Name:                                  Name:
           ---------------------                   -----------------------------
                                             Title: Associate General Counsel

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

Print Name:
           ---------------------

                                       26

<PAGE>

                                                                 Exhibit 10.1(b)

1010 West Grand Avenue
Orlando, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 1010 West Grand Avenue,
Orlando, Florida, including, without limitation, an approximately 68,600 square
foot building, all as set forth in Exhibit "A" attached hereto and made a part
hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that the
square footages are not represented measurements, but estimates only. Tenant has
had the opportunity to verify the square footages, has not done so, and Tenant,
therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A" contains both a sketch of the Premises and the legal
description. In the event of any dispute as to

<PAGE>

what comprises the Premises, the actual space used by Tenant under the Existing
Lease shall be the accepted description, with the sketch controlling over the
address of the Premises, and the address of the Premises controlling over the
legal description attached hereto. Notwithstanding anything herein to the
contrary, Landlord shall have the right, within sixty (60) days of the execution
of this Lease, to have a new survey of the Premises prepared and, upon approval
by Tenant, said survey shall serve as the legal description for the Premises. In
the event a new survey is prepared and available prior to execution of this
Lease, the legal description and depiction set out in the new survey (which will
be a part of the Exhibit "A" attached hereto), approved by both parties, shall
control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of thirty (30) months, said additional term to commence
effective as of April 1, 2003, and to end on September 30, 2005.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or at the earliest date possible to take advantage of the maximum discount
available. Tenant shall

                                       2

<PAGE>

provide Landlord with evidence of payment of the same within fifteen (15) days
after said payment. Tenant will pay any and all ad valorem taxes assessed
against the personal property located on the Premises, during the entire term
thereof. Tenant shall have the right, at Tenant's sole expense, to appeal any
and all taxes applicable to the Premises and Landlord agrees that Landlord will
cooperate with Tenant reasonably and sign all documents reasonably required in
connection with any such appeal. Tenant may delay payment of any portion of such
taxes which are the subject of an appeal until the resolution of such appeal, in
which event Tenant shall be solely responsible for the payment of any penalties,
interest, or additional taxes which result from such delay. Notwithstanding the
foregoing, Tenant shall not permit the filing of a tax lien against the
Premises. Tenant shall pay all applicable sales, excise or other taxes as
required by law (but not income taxes) which are due and payable on the rents
and other sums paid by Tenant hereunder at the time of payment of said rental
and other sums to Landlord. Real Estate taxes for any partial lease years shall
be prorated and paid within thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without at least thirty (30) days prior written notice to
Landlord and to the holder of any mortgage to whom loss hereunder may be
payable.

                                       3

<PAGE>

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that

                                       4

<PAGE>

date. If the Premises are damaged but not wholly destroyed by any of such
casualties, rental will abate in such proportion as use of the Premises has been
destroyed, and Landlord will restore the Premises to substantially the same
condition as before the damage as speedily as practicable, whereupon full rental
will recommence; however, if the damage will be so extensive the same cannot be
reasonably repaired and restored within three (3) months' time from the date of
the casualty, then either Landlord or Tenant may cancel this Lease by giving
written notice to the other party within thirty (30) days from the date of such
casualty. In such event, rental will be apportioned and paid up to the date of
such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and Landlord, upon receipt of the award
in condemnation, will expeditiously commence and complete all necessary repairs
and restorations to the Premises so as to constitute the portion of the building
not taken a complete architectural unit and restore the Premises as nearly as

                                       5

<PAGE>

practicable to its prior condition; provided, however, that such work does not
exceed the scope of the original construction, and Landlord will not be under
any duty to expend amounts in excess of the award received by Landlord. Rent,
taxes and other charges payable by Tenant will equitably abate while Landlord's
repairs and restorations are in process. If a partial taking consists only of a
street widening or utility easement which, is reasonably determined not to
materially affect Tenant's use of the Premises including Tenant's parking and
any outside storage areas, this Lease will continue in full force and effect
without abatement of rent, taxes or other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the Tenant without
Landlord's approval but with written notice of such transfer. Subtenants or
assignees will become liable directly to Landlord for all obligations of Tenant
hereunder, without relieving Tenant's liability hereunder. Notwithstanding
anything herein to the contrary, in no

                                       6

<PAGE>

event shall any subtenant or assignee use the Premises for any immoral purpose,
including, but not limited to, massage parlors, adult bookstores, adult
theaters, adult amusement facilities, or any other type of facility selling,
leasing or displaying pornographic materials. In addition, the use of any
Hazardous Materials, other than those Hazardous Materials currently used in
Tenant's business (which Hazardous Materials shall be used in conformity with
all laws), by any subtenant or assignee shall be subject to Landlord's sole, but
reasonable, discretion. As a condition of Tenant's ability to sublease the
Premises, any sublease payments in excess of the rents due under this Lease
shall be payable to the Landlord as payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees)

                                       7

<PAGE>

arising during or after the Term including without limitation during the period
of time that Tenant or Tenant's predecessors in interest have occupied the
Premises under the Existing Lease or previous leases as a result of any breach
of their respective obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with

                                       8

<PAGE>

any material term, provision, condition, or covenant of this Lease, other than
the payment of rent, and will not cure such failure within thirty (30) days
after notice to Tenant of such failure to comply or such additional time period
as may reasonably be necessary to effect a cure of the default provided that
Tenant commences within said thirty (30) day period and diligently pursues a
cure of the default to completion; or (c) Tenant causes any lien to be placed
against the Premises and does not cure the same within thirty (30) days after
notice from Landlord to Tenant demanding cure; or (d) proceedings under the
Bankruptcy Act for bankruptcy are filed by or against Tenant as Tenant's
performance hereunder, and if filed against Tenant, have not been dismissed
within thirty (30) days after the filing; or (e) an assignment of Tenant's
property for the benefit of creditors is made; or (f) a receiver, conservator,
or similar officer is appointed by a court of competent jurisdiction to take
charge of all or a substantial part of Tenant's property and within thirty (30)
days after appointment the officer is not discharged and possession of the
property is not restored to Tenant; or (g) Tenant's interest in the Premises or
under this Lease is the subject of taking or levy under execution, attachment,
or other process of law and the action is not cancelled or discharged within
thirty (30) days after its occurrence; or (h) Tenant abandons the Premises and
leaves it in a condition that could be vandalized or occupied by unauthorized
third parties; THEN in any of such events, Landlord will have the option to do
any of the following, in addition to, and not in limitation of any other remedy
permitted by law or in equity or by this Lease: (1) re-enter and repossess the
Premises and remove any property of Tenant thereon and store the same elsewhere
at Tenant's expense without relieving Tenant from any liability or obligation;
or (2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided

                                       9

<PAGE>

that Landlord commences said cure within said thirty (30) day period and
diligently pursues a cure of the default to completion. Failure of Landlord to
commence that cure within the 30-day period or to effect that cure within that
30-day period or the additional period as provided above will be an event of
default under this Lease and Tenant may, at its option, elect to: (a) bring an
action to require specific performance of Landlord's obligations; (b) provide
Landlord with an additional period of time within which to effect that cure; (c)
commence such cure itself, and Tenant may either, at its option, offset any
expenses it incurs in effecting such cure against the rent and other charges due
and payable by Tenant hereunder, or require that Landlord immediately reimburse
Tenant for its expenses; provided, however, in the event of an emergency, Tenant
may immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a) Landlord: Hughes, Inc.
                   P.O. Box 568065
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      -------------
                   and

                   Hughes, Inc.
                   1411 Edgewater Drive, Suite 200
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      -------------

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       10

<PAGE>

     (b) Tenant:   Hughes Supply, Inc.
                   20 North Orange Avenue, Suite 200
                   Orlando, Florida 32801
                   Attention: Associate General Counsel
                   Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       11

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       12

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       13

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       14

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       15

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       16

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                      "LANDLORD"

Witnesses:                            HUGHES, INC., a Florida corporation

                                      By:
--------------------------------         ---------------------------------------

Printed:                              Printed:
        ------------------------              ----------------------------------

                                      Title:
--------------------------------            ------------------------------------

Printed:
        ------------------------
                                       17

<PAGE>

                                      "TENANT"

                                      HUGHES SUPPLY, INC., a Florida corporation

                                      By:
--------------------------------         ---------------------------------------

Printed:                              Printed:
        ------------------------              ----------------------------------

                                      Title:
--------------------------------            ------------------------------------

Printed:
        ------------------------

                                       18

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       19

<PAGE>

                                Legal Description

Lot 12 of Orlando Farm and Truck Company Subdivision, according to plat thereof
as recorded in Plat Book "D," Page 45, Public Records of Orange County, Florida.

Includes two buildings: 34,000 square feet of office and warehouse at 1000 West
Grand Street and 30,000 square feet of office and warehouse at 1020 West Grand
Street. Also, approximately 105,000 square feet of parking and storage areas,
with a street address of Plumbing Operation, 1000-1020 West Grand Street,
Orlando, Florida.

                                       20

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       21

<PAGE>

                                  ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 1000 through 1020 West Grand Avenue, Orlando, Florida
(the "Subject Lease"). The purpose of this Addendum is to set forth the site
specific provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $182,476.00,
payable in equal monthly installments of $15,206.33. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 104% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended

                                       22

<PAGE>

     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

     4. The Subject Lease remains in full force and effect as amended above.

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                     LANDLORD:

                                               HUGHES, INC.,
                                               a Florida corporation

                                               By: /s/ Vincent Hughes
--------------------------------------------       -----------------------------
                                               Name: Vincent Hughes
Print Name:                                    Title:
           ---------------------------------         ---------------------------

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

Print Name:
           ---------------------------------

                                               TENANT:

                                               HUGHES SUPPLY, INC.,
WITNESSES:                                     a Florida corporation

                                               By:  Mark D. Scimeca
--------------------------------------------      ------------------------------
                                               Name:
--------------------------------------------        ----------------------------
                                               Title: Associate General Counsel
Print Name:
           ---------------------------------

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

Print Name:
           ---------------------------------

                                       23

<PAGE>

                                                                 Exhibit 10.1(c)

2018 Lucerne Terrace
Orlando, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 2018 Lucerne Terrace,
Orlando, Florida, including, without limitation, an approximately 30,000 square
foot building, all as set forth in Exhibit "A" attached hereto and made a part
hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that the
square footages are not represented measurements, but estimates only. Tenant has
had the opportunity to verify the square footages, has not done so, and Tenant,
therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A" contains both a sketch of the Premises and the legal
description. In the event of any dispute as to

                                       1

<PAGE>

what comprises the Premises, the actual space used by Tenant under the Existing
Lease shall be the accepted description, with the sketch controlling over the
address of the Premises, and the address of the Premises controlling over the
legal description attached hereto. Notwithstanding anything herein to the
contrary, Landlord shall have the right, within sixty (60) days of the execution
of this Lease, to have a new survey of the Premises prepared and, upon approval
by Tenant, said survey shall serve as the legal description for the Premises. In
the event a new survey is prepared and available prior to execution of this
Lease, the legal description and depiction set out in the new survey (which will
be a part of the Exhibit "A" attached hereto), approved by both parties, shall
control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of thirty (30) months, said additional term to commence
effective as of April 1, 2003, and to end on September 30, 2005.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or at the earliest date possible to take advantage of the maximum discount
available. Tenant shall

                                       2

<PAGE>

provide Landlord with evidence of payment of the same within fifteen (15) days
after said payment. Tenant will pay any and all ad valorem taxes assessed
against the personal property located on the Premises, during the entire term
thereof. Tenant shall have the right, at Tenant's sole expense, to appeal any
and all taxes applicable to the Premises and Landlord agrees that Landlord will
cooperate with Tenant reasonably and sign all documents reasonably required in
connection with any such appeal. Tenant may delay payment of any portion of such
taxes which are the subject of an appeal until the resolution of such appeal, in
which event Tenant shall be solely responsible for the payment of any penalties,
interest, or additional taxes which result from such delay. Notwithstanding the
foregoing, Tenant shall not permit the filing of a tax lien against the
Premises. Tenant shall pay all applicable sales, excise or other taxes as
required by law (but not income taxes) which are due and payable on the rents
and other sums paid by Tenant hereunder at the time of payment of said rental
and other sums to Landlord. Real Estate taxes for any partial lease years shall
be prorated and paid within thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without at least thirty (30) days prior written notice to
Landlord and to the holder of any mortgage to whom loss hereunder may be
payable.

                                       3

<PAGE>

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that

                                       4

<PAGE>

date. If the Premises are damaged but not wholly destroyed by any of such
casualties, rental will abate in such proportion as use of the Premises has been
destroyed, and Landlord will restore the Premises to substantially the same
condition as before the damage as speedily as practicable, whereupon full rental
will recommence; however, if the damage will be so extensive the same cannot be
reasonably repaired and restored within three (3) months' time from the date of
the casualty, then either Landlord or Tenant may cancel this Lease by giving
written notice to the other party within thirty (30) days from the date of such
casualty. In such event, rental will be apportioned and paid up to the date of
such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and Landlord, upon receipt of the award
in condemnation, will expeditiously commence and complete all necessary repairs
and restorations to the Premises so as to constitute the portion of the building
not taken a complete architectural unit and restore the Premises as nearly as

                                       5

<PAGE>

practicable to its prior condition; provided, however, that such work does not
exceed the scope of the original construction, and Landlord will not be under
any duty to expend amounts in excess of the award received by Landlord. Rent,
taxes and other charges payable by Tenant will equitably abate while Landlord's
repairs and restorations are in process. If a partial taking consists only of a
street widening or utility easement which, is reasonably determined not to
materially affect Tenant's use of the Premises including Tenant's parking and
any outside storage areas, this Lease will continue in full force and effect
without abatement of rent, taxes or other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the Tenant without
Landlord's approval but with written notice of such transfer. Subtenants or
assignees will become liable directly to Landlord for all obligations of Tenant
hereunder, without relieving Tenant's liability hereunder. Notwithstanding
anything herein to the contrary, in no

                                       6

<PAGE>

event shall any subtenant or assignee use the Premises for any immoral purpose,
including, but not limited to, massage parlors, adult bookstores, adult
theaters, adult amusement facilities, or any other type of facility selling,
leasing or displaying pornographic materials. In addition, the use of any
Hazardous Materials, other than those Hazardous Materials currently used in
Tenant's business (which Hazardous Materials shall be used in conformity with
all laws), by any subtenant or assignee shall be subject to Landlord's sole, but
reasonable, discretion. As a condition of Tenant's ability to sublease the
Premises, any sublease payments in excess of the rents due under this Lease
shall be payable to the Landlord as payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees)

                                       7

<PAGE>

arising during or after the Term including without limitation during the period
of time that Tenant or Tenant's predecessors in interest have occupied the
Premises under the Existing Lease or previous leases as a result of any breach
of their respective obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with

                                       8

<PAGE>

any material term, provision, condition, or covenant of this Lease, other than
the payment of rent, and will not cure such failure within thirty (30) days
after notice to Tenant of such failure to comply or such additional time period
as may reasonably be necessary to effect a cure of the default provided that
Tenant commences within said thirty (30) day period and diligently pursues a
cure of the default to completion; or (c) Tenant causes any lien to be placed
against the Premises and does not cure the same within thirty (30) days after
notice from Landlord to Tenant demanding cure; or (d) proceedings under the
Bankruptcy Act for bankruptcy are filed by or against Tenant as Tenant's
performance hereunder, and if filed against Tenant, have not been dismissed
within thirty (30) days after the filing; or (e) an assignment of Tenant's
property for the benefit of creditors is made; or (f) a receiver, conservator,
or similar officer is appointed by a court of competent jurisdiction to take
charge of all or a substantial part of Tenant's property and within thirty (30)
days after appointment the officer is not discharged and possession of the
property is not restored to Tenant; or (g) Tenant's interest in the Premises or
under this Lease is the subject of taking or levy under execution, attachment,
or other process of law and the action is not cancelled or discharged within
thirty (30) days after its occurrence; or (h) Tenant abandons the Premises and
leaves it in a condition that could be vandalized or occupied by unauthorized
third parties; THEN in any of such events, Landlord will have the option to do
any of the following, in addition to, and not in limitation of any other remedy
permitted by law or in equity or by this Lease: (1) re-enter and repossess the
Premises and remove any property of Tenant thereon and store the same elsewhere
at Tenant's expense without relieving Tenant from any liability or obligation;
or (2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided

                                       9

<PAGE>

that Landlord commences said cure within said thirty (30) day period and
diligently pursues a cure of the default to completion. Failure of Landlord to
commence that cure within the 30-day period or to effect that cure within that
30-day period or the additional period as provided above will be an event of
default under this Lease and Tenant may, at its option, elect to: (a) bring an
action to require specific performance of Landlord's obligations; (b) provide
Landlord with an additional period of time within which to effect that cure; (c)
commence such cure itself, and Tenant may either, at its option, offset any
expenses it incurs in effecting such cure against the rent and other charges due
and payable by Tenant hereunder, or require that Landlord immediately reimburse
Tenant for its expenses; provided, however, in the event of an emergency, Tenant
may immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a) Landlord: Hughes, Inc.
                   P.O. Box 568065
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      -------------

                   and

                   Hughes, Inc.
                   1411 Edgewater Drive, Suite 200
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      -------------

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       10

<PAGE>

     (b) Tenant:   Hughes Supply, Inc.
                   20 North Orange Avenue, Suite 200
                   Orlando, Florida 32801
                   Attention: Associate General Counsel
                   Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       11

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       12

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       13

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       14

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       15

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       16

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                             "LANDLORD"

Witnesses:                                   HUGHES, INC., a Florida corporation

                                             By:
-------------------------------                 --------------------------------

Printed:                                     Printed:
        -----------------------                      ---------------------------

-------------------------------              Title:
                                                   -----------------------------

Printed:
        -----------------------

                                       17

<PAGE>

                                             "TENANT"

                                             HUGHES SUPPLY, INC., a Florida
                                             corporation

                                             By:
-------------------------------                 --------------------------------

Printed:                                     Printed:
        -----------------------                      ---------------------------

-------------------------------              Title:
                                                   -----------------------------
Printed:
        -----------------------

                                       18

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       19

<PAGE>

                             Title Commitment Legal

Description of Real Property Situated in Orange County, Florida:

Lot 1, GRANT STREET WAREHOUSE, according to the map or plat thereof as recorded
in Plat Book 29, Page(s) 58, Public Records of Orange County, Florida.

                                       20

<PAGE>

                            Legal from Existing Lease

From the SE corner of Lot "A," Muriel Terrace, as recorded in Plat Book "J,"
Page 125, Public Records of Orange County, Florida; run west along the south
boundary of said Lot "A" a distance of 271.20 feet to the easterly ROW of
Seaboard Coastline Railroad; thence north along said ROW a distance of 600 feet
to a point of beginning; thence continue north along said ROW approximately 200
feet; thence east approximately 455 feet to a point on the east boundary of Lot
7, Langston's Subdivision as recorded in Plat Book "B," Page 29, Public Records
of Orange County, Florida; thence south along the east boundary of said
Langston's Subdivision 160 feet to the centerline of Harding Avenue; thence west
along said centerline 119.3 feet; thence south approximately 40 feet; thence
west approximately 320 feet to the point of beginning.

Includes the 30,000 square feet warehouse building located thereon, with a
street address of Orlando Utility Warehouse, 2018 Lucerne Terrace, Orlando,
Florida.

                                       21

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       22

<PAGE>

                                  ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 2018 Lucerne Terrace, Orlando, Florida (the "Subject
Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $90,000.00,
payable in equal monthly installments of $7,500.00. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 104% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended

                                       23

<PAGE>

     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

          (b) The parties acknowledge that Tenant is in need of access to Grant
     Street from the Premises. Provided such access rights do not interfere with
     the business of the other tenant on the property, L&S Services, Inc.,
     Tenant shall have the right of access across all concrete areas located on
     all adjacent property to the Premises owned by Landlord.

          (c) Tenant shall be responsible, at its sole cost and expense, for
     those portions indicated as Tenant's maintenance responsibility on the
     "Asphalt Use and Areas of Responsibility portion of Exhibit "A" of the
     Subject Lease.

     4. The following paragraphs or subparagraphs (as noted) are hereby deleted
from the Subject Lease and replaced as follows:

          (a) Paragraph 5, Taxes. Notwithstanding anything herein to the
     contrary, Landlord shall pay as and when due any and all real property
     taxes, assessments and related costs for the property upon which the
     Premises is located (the "Taxes"). Within thirty (30) days of receipt of a
     copy of the paid tax bill from Landlord and a breakdown of the allocation
     among the various tenants and Landlord, Tenant shall reimburse Landlord for
     its proportionate share of the Taxes. As used herein, Tenant's
     proportionate share of the Taxes shall mean 65%. Notwithstanding the
     foregoing, in the event there are additional improvements constructed
     and/or other modifications to the property which would alter Tenant's
     proportionate share, the parties agree to negotiate for a reasonable
     re-proration based on any such changes.

     5. The Subject Lease remains in full force and effect as amended above.

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                   LANDLORD:

                                             HUGHES, INC.,
                                             a Florida corporation

                                             By: /s/ Vincent Hughes
-------------------------------                 --------------------------------
                                             Name:
Print Name:                                       ------------------------------
           --------------------              Title:
                                                   -----------------------------

                                       24

<PAGE>

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

Print Name:
           --------------------

                                             TENANT:

                                             HUGHES SUPPLY, INC.,
WITNESSES:                                   a Florida corporation

                                             By: Mark D. Scimeca
-------------------------------                 --------------------------------
                                             Name:
Print Name:                                       ------------------------------
           --------------------              Title: Associate General Counsel

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

Print Name:
           --------------------

                                       25

<PAGE>

                                                                 Exhibit 10.1(d)

335 North Ingraham Avenue
Lakeland, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 335 North Ingraham Avenue,
Lakeland, Florida, including, without limitation, an approximately 34,100 square
foot building, all as set forth in Exhibit "A" attached hereto and made a part
hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that the
square footages are not represented measurements, but estimates only. Tenant has
had the opportunity to verify the square footages, has not done so, and Tenant,
therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A"

                                       1

<PAGE>

contains both a sketch of the Premises and the legal description. In the event
of any dispute as to what comprises the Premises, the actual space used by
Tenant under the Existing Lease shall be the accepted description, with the
sketch controlling over the address of the Premises, and the address of the
Premises controlling over the legal description attached hereto. Notwithstanding
anything herein to the contrary, Landlord shall have the right, within sixty
(60) days of the execution of this Lease, to have a new survey of the Premises
prepared and, upon approval by Tenant, said survey shall serve as the legal
description for the Premises. In the event a new survey is prepared and
available prior to execution of this Lease, the legal description and depiction
set out in the new survey (which will be a part of the Exhibit "A" attached
hereto), approved by both parties, shall control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of seven (7) years and three (3) months, said additional term to
commence effective as of April 1, 2003, and to end on June 30, 2010.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or

                                       2

<PAGE>

at the earliest date possible to take advantage of the maximum discount
available. Tenant shall provide Landlord with evidence of payment of the same
within fifteen (15) days after said payment. Tenant will pay any and all ad
valorem taxes assessed against the personal property located on the Premises,
during the entire term thereof. Tenant shall have the right, at Tenant's sole
expense, to appeal any and all taxes applicable to the Premises and Landlord
agrees that Landlord will cooperate with Tenant reasonably and sign all
documents reasonably required in connection with any such appeal. Tenant may
delay payment of any portion of such taxes which are the subject of an appeal
until the resolution of such appeal, in which event Tenant shall be solely
responsible for the payment of any penalties, interest, or additional taxes
which result from such delay. Notwithstanding the foregoing, Tenant shall not
permit the filing of a tax lien against the Premises. Tenant shall pay all
applicable sales, excise or other taxes as required by law (but not income
taxes) which are due and payable on the rents and other sums paid by Tenant
hereunder at the time of payment of said rental and other sums to Landlord. Real
Estate taxes for any partial lease years shall be prorated and paid within
thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without

                                       3

<PAGE>

at least thirty (30) days prior written notice to Landlord and to the holder of
any mortgage to whom loss hereunder may be payable.

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

                                       4

<PAGE>

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that date. If the Premises are damaged
but not wholly destroyed by any of such casualties, rental will abate in such
proportion as use of the Premises has been destroyed, and Landlord will restore
the Premises to substantially the same condition as before the damage as
speedily as practicable, whereupon full rental will recommence; however, if the
damage will be so extensive the same cannot be reasonably repaired and restored
within three (3) months' time from the date of the casualty, then either
Landlord or Tenant may cancel this Lease by giving written notice to the other
party within thirty (30) days from the date of such casualty. In such event,
rental will be apportioned and paid up to the date of such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and

                                       5

<PAGE>

Landlord, upon receipt of the award in condemnation, will expeditiously commence
and complete all necessary repairs and restorations to the Premises so as to
constitute the portion of the building not taken a complete architectural unit
and restore the Premises as nearly as practicable to its prior condition;
provided, however, that such work does not exceed the scope of the original
construction, and Landlord will not be under any duty to expend amounts in
excess of the award received by Landlord. Rent, taxes and other charges payable
by Tenant will equitably abate while Landlord's repairs and restorations are in
process. If a partial taking consists only of a street widening or utility
easement which, is reasonably determined not to materially affect Tenant's use
of the Premises including Tenant's parking and any outside storage areas, this
Lease will continue in full force and effect without abatement of rent, taxes or
other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S)12101, et seq. and
regulations and guidelines promulgated thereunder, as amended from time to time
(collectively, the "ADA"); (b) repairs, alterations or replacements required to
comply with federal, state or local indoor air quality laws, rules or
regulations; (c) repairs or replacements incident to CFC conversions for heating
and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the

                                       6

<PAGE>

Tenant without Landlord's approval but with written notice of such transfer.
Subtenants or assignees will become liable directly to Landlord for all
obligations of Tenant hereunder, without relieving Tenant's liability hereunder.
Notwithstanding anything herein to the contrary, in no event shall any subtenant
or assignee use the Premises for any immoral purpose, including, but not limited
to, massage parlors, adult bookstores, adult theaters, adult amusement
facilities, or any other type of facility selling, leasing or displaying
pornographic materials. In addition, the use of any Hazardous Materials, other
than those Hazardous Materials currently used in Tenant's business (which
Hazardous Materials shall be used in conformity with all laws), by any subtenant
or assignee shall be subject to Landlord's sole, but reasonable, discretion. As
a condition of Tenant's ability to sublease the Premises, any sublease payments
in excess of the rents due under this Lease shall be payable to the Landlord as
payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

                                       7

<PAGE>

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
Existing Lease or previous leases as a result of any breach of their respective
obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

                                       8

<PAGE>

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with any material term, provision,
condition, or covenant of this Lease, other than the payment of rent, and will
not cure such failure within thirty (30) days after notice to Tenant of such
failure to comply or such additional time period as may reasonably be necessary
to effect a cure of the default provided that Tenant commences within said
thirty (30) day period and diligently pursues a cure of the default to
completion; or (c) Tenant causes any lien to be placed against the Premises and
does not cure the same within thirty (30) days after notice from Landlord to
Tenant demanding cure; or (d) proceedings under the Bankruptcy Act for
bankruptcy are filed by or against Tenant as Tenant's performance hereunder, and
if filed against Tenant, have not been dismissed within thirty (30) days after
the filing; or (e) an assignment of Tenant's property for the benefit of
creditors is made; or (f) a receiver, conservator, or similar officer is
appointed by a court of competent jurisdiction to take charge of all or a
substantial part of Tenant's property and within thirty (30) days after
appointment the officer is not discharged and possession of the property is not
restored to Tenant; or (g) Tenant's interest in the Premises or under this Lease
is the subject of taking or levy under execution, attachment, or other process
of law and the action is not cancelled or discharged within thirty (30) days
after its occurrence; or (h) Tenant abandons the Premises and leaves it in a
condition that could be vandalized or occupied by unauthorized third parties;
THEN in any of such events, Landlord will have the option to do any of the
following, in addition to, and not in limitation of any other remedy permitted
by law or in equity or by this Lease: (1) re-enter and repossess the Premises
and remove any property of Tenant thereon and store the same elsewhere at
Tenant's expense without relieving Tenant from any liability or obligation; or
(2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

                                       9

<PAGE>

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided that Landlord
commences said cure within said thirty (30) day period and diligently pursues a
cure of the default to completion. Failure of Landlord to commence that cure
within the 30-day period or to effect that cure within that 30-day period or the
additional period as provided above will be an event of default under this Lease
and Tenant may, at its option, elect to: (a) bring an action to require specific
performance of Landlord's obligations; (b) provide Landlord with an additional
period of time within which to effect that cure; (c) commence such cure itself,
and Tenant may either, at its option, offset any expenses it incurs in effecting
such cure against the rent and other charges due and payable by Tenant
hereunder, or require that Landlord immediately reimburse Tenant for its
expenses; provided, however, in the event of an emergency, Tenant may
immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a)  Landlord: Hughes, Inc.
                    P.O. Box 568065
                    Orlando, Florida 32804
                    Attention: Vincent Hughes
                    Phone No.:(407) 648-8587 / Fax No.:
                                                       -------------

                    and

                    Hughes, Inc.
                    1411 Edgewater Drive, Suite 200
                    Orlando, Florida 32804
                    Attention: Vincent Hughes
                    Phone No.:(407) 648-8587 / Fax No.:
                                                       -------------

                                       10

<PAGE>

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       11

<PAGE>

     (b)  Tenant:   Hughes Supply, Inc.
                    20 North Orange Avenue, Suite 200
                    Orlando, Florida 32801
                    Attention: Associate General Counsel
                    Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       12

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       13

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       14

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       15

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       16

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       17

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                           "LANDLORD"

Witnesses:                                 HUGHES, INC., a Florida corporation

                                           By:
----------------------------------------      ----------------------------------

Printed:                                   Printed:
        --------------------------------           -----------------------------
                                           Title:
                                                 -------------------------------

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

Printed:
        --------------------------------

                                       18

<PAGE>

                                           "TENANT"

                                           HUGHES SUPPLY, INC., a Florida
                                           corporation

                                           By:
----------------------------------------      ----------------------------------

Printed:                                   Printed:
        --------------------------------           -----------------------------
                                           Title:
----------------------------------------          ------------------------------

Printed:
        --------------------------------

                                       19

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       20

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       21

<PAGE>

                                  ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 335 North Ingraham Avenue, Lakeland, Florida (the
"Subject Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $110,825.00,
payable in equal monthly installments of $9,235.42. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 103% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

          (b) Notwithstanding anything in the Subject Lease to the contrary, all
     rights with respect to the "Shared Use Areas" as set forth in that certain
     lease between Landlord and Tenant for that property located at 419 North
     Ingraham Avenue, Lakeland, Florida (the "419 Lease"), which 419 Lease is
     hereby incorporated by reference, shall continue

                                       22

<PAGE>

     and be in full force and effect under the Subject Lease. The Shared Use
     Areas are also depicted on the Exhibit "A" attached to the Subject Lease.
     Notwithstanding the foregoing, the parties acknowledge that the existing
     tax parcels do not coincide with the division of the Premises and the
     leased premises subject to the 419 Lease (the "419 Premises"). Landlord is
     in the process of having the tax parcels modified by the appropriate
     authorities to more accurately reflect the division of the Premises and 419
     Premises and Tenant agrees that (i) it will be bound by any such reasonable
     reconfiguration; and (ii) in the event Tenant is at any time not the tenant
     of both the Premises and the 419 Premises, then the maintenance and other
     obligations with respect to the Shared Use Areas will be equally divided
     between the two (2) properties.

          The Subject Lease remains in full force and effect as amended above.

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                 LANDLORD:

                                           HUGHES, INC.,
                                             a Florida corporation

                                           By: /s/ Vincent Hughes
----------------------------------------      ----------------------------------
Print Name:                                Name:
           -----------------------------        --------------------------------
                                           Title:
                                                 -------------------------------

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

Print Name:
           -----------------------------

                                       23

<PAGE>

                                           TENANT:

                                           HUGHES SUPPLY, INC.,
WITNESSES:                                 a Florida corporation

                                           By: /s/ Mark D. Scimeca
----------------------------------------      ---------------------------------
Print Name:                                Name:
           -----------------------------        --------------------------------
                                           Title: Associate General Counsel

----------------------------------------
Print Name:
           -----------------------------

                                       24

<PAGE>

                                                                 Exhibit 10.1(e)

951 Pierce Street
Clearwater, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 951 Pierce Street,
Clearwater, Florida, including, without limitation, an approximately 21,000
square foot building, all as set forth in Exhibit "A" attached hereto and made a
part hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that
the square footages are not represented measurements, but estimates only. Tenant
has had the opportunity to verify the square footages, has not done so, and
Tenant, therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A" contains both a sketch of the Premises and the legal
description. In the event of any dispute as to

<PAGE>

what comprises the Premises, the actual space used by Tenant under the Existing
Lease shall be the accepted description, with the sketch controlling over the
address of the Premises, and the address of the Premises controlling over the
legal description attached hereto. Notwithstanding anything herein to the
contrary, Landlord shall have the right, within sixty (60) days of the execution
of this Lease, to have a new survey of the Premises prepared and, upon approval
by Tenant, said survey shall serve as the legal description for the Premises. In
the event a new survey is prepared and available prior to execution of this
Lease, the legal description and depiction set out in the new survey (which will
be a part of the Exhibit "A" attached hereto), approved by both parties, shall
control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of seven (7) years, said additional term to commence effective
as of April 1, 2003, and to end on March 31, 2010.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or at the earliest date possible to take advantage of the maximum discount
available. Tenant shall

                                       2

<PAGE>

provide Landlord with evidence of payment of the same within fifteen (15) days
after said payment. Tenant will pay any and all ad valorem taxes assessed
against the personal property located on the Premises, during the entire term
thereof. Tenant shall have the right, at Tenant's sole expense, to appeal any
and all taxes applicable to the Premises and Landlord agrees that Landlord will
cooperate with Tenant reasonably and sign all documents reasonably required in
connection with any such appeal. Tenant may delay payment of any portion of such
taxes which are the subject of an appeal until the resolution of such appeal, in
which event Tenant shall be solely responsible for the payment of any penalties,
interest, or additional taxes which result from such delay. Notwithstanding the
foregoing, Tenant shall not permit the filing of a tax lien against the
Premises. Tenant shall pay all applicable sales, excise or other taxes as
required by law (but not income taxes) which are due and payable on the rents
and other sums paid by Tenant hereunder at the time of payment of said rental
and other sums to Landlord. Real Estate taxes for any partial lease years shall
be prorated and paid within thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without at least thirty (30) days prior written notice to
Landlord and to the holder of any mortgage to whom loss hereunder may be
payable.

                                       3

<PAGE>

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that

                                       4

<PAGE>

date. If the Premises are damaged but not wholly destroyed by any of such
casualties, rental will abate in such proportion as use of the Premises has been
destroyed, and Landlord will restore the Premises to substantially the same
condition as before the damage as speedily as practicable, whereupon full rental
will recommence; however, if the damage will be so extensive the same cannot be
reasonably repaired and restored within three (3) months' time from the date of
the casualty, then either Landlord or Tenant may cancel this Lease by giving
written notice to the other party within thirty (30) days from the date of such
casualty. In such event, rental will be apportioned and paid up to the date of
such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and Landlord, upon receipt of the award
in condemnation, will expeditiously commence and complete all necessary repairs
and restorations to the Premises so as to constitute the portion of the building
not taken a complete architectural unit and restore the Premises as nearly as

                                       5

<PAGE>

practicable to its prior condition; provided, however, that such work does not
exceed the scope of the original construction, and Landlord will not be under
any duty to expend amounts in excess of the award received by Landlord. Rent,
taxes and other charges payable by Tenant will equitably abate while Landlord's
repairs and restorations are in process. If a partial taking consists only of a
street widening or utility easement which, is reasonably determined not to
materially affect Tenant's use of the Premises including Tenant's parking and
any outside storage areas, this Lease will continue in full force and effect
without abatement of rent, taxes or other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the Tenant without
Landlord's approval but with written notice of such transfer. Subtenants or
assignees will become liable directly to Landlord for all obligations of Tenant
hereunder, without relieving Tenant's liability hereunder. Notwithstanding
anything herein to the contrary, in no

                                       6

<PAGE>

event shall any subtenant or assignee use the Premises for any immoral purpose,
including, but not limited to, massage parlors, adult bookstores, adult
theaters, adult amusement facilities, or any other type of facility selling,
leasing or displaying pornographic materials. In addition, the use of any
Hazardous Materials, other than those Hazardous Materials currently used in
Tenant's business (which Hazardous Materials shall be used in conformity with
all laws), by any subtenant or assignee shall be subject to Landlord's sole, but
reasonable, discretion. As a condition of Tenant's ability to sublease the
Premises, any sublease payments in excess of the rents due under this Lease
shall be payable to the Landlord as payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees)

                                       7

<PAGE>

arising during or after the Term including without limitation during the period
of time that Tenant or Tenant's predecessors in interest have occupied the
Premises under the Existing Lease or previous leases as a result of any breach
of their respective obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with

                                       8

<PAGE>

any material term, provision, condition, or covenant of this Lease, other than
the payment of rent, and will not cure such failure within thirty (30) days
after notice to Tenant of such failure to comply or such additional time period
as may reasonably be necessary to effect a cure of the default provided that
Tenant commences within said thirty (30) day period and diligently pursues a
cure of the default to completion; or (c) Tenant causes any lien to be placed
against the Premises and does not cure the same within thirty (30) days after
notice from Landlord to Tenant demanding cure; or (d) proceedings under the
Bankruptcy Act for bankruptcy are filed by or against Tenant as Tenant's
performance hereunder, and if filed against Tenant, have not been dismissed
within thirty (30) days after the filing; or (e) an assignment of Tenant's
property for the benefit of creditors is made; or (f) a receiver, conservator,
or similar officer is appointed by a court of competent jurisdiction to take
charge of all or a substantial part of Tenant's property and within thirty (30)
days after appointment the officer is not discharged and possession of the
property is not restored to Tenant; or (g) Tenant's interest in the Premises or
under this Lease is the subject of taking or levy under execution, attachment,
or other process of law and the action is not cancelled or discharged within
thirty (30) days after its occurrence; or (h) Tenant abandons the Premises and
leaves it in a condition that could be vandalized or occupied by unauthorized
third parties; THEN in any of such events, Landlord will have the option to do
any of the following, in addition to, and not in limitation of any other remedy
permitted by law or in equity or by this Lease: (1) re-enter and repossess the
Premises and remove any property of Tenant thereon and store the same elsewhere
at Tenant's expense without relieving Tenant from any liability or obligation;
or (2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided

                                       9

<PAGE>

that Landlord commences said cure within said thirty (30) day period and
diligently pursues a cure of the default to completion. Failure of Landlord to
commence that cure within the 30-day period or to effect that cure within that
30-day period or the additional period as provided above will be an event of
default under this Lease and Tenant may, at its option, elect to: (a) bring an
action to require specific performance of Landlord's obligations; (b) provide
Landlord with an additional period of time within which to effect that cure; (c)
commence such cure itself, and Tenant may either, at its option, offset any
expenses it incurs in effecting such cure against the rent and other charges due
and payable by Tenant hereunder, or require that Landlord immediately reimburse
Tenant for its expenses; provided, however, in the event of an emergency, Tenant
may immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a) Landlord: Hughes, Inc.
                   P.O. Box 568065
                   Orlando, Florida 32804
                   Attention: Vincent
                   Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      -------------

                   and

                   Hughes, Inc.
                   1411 Edgewater Drive, Suite 200
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      -------------

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       10

<PAGE>

     (b) Tenant: Hughes Supply, Inc.
                 20 North Orange Avenue, Suite 200
                 Orlando, Florida 32801
                 Attention: Associate General Counsel
                 Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       11

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       12

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       13

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       14

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       15

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       16

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                      "LANDLORD"

Witnesses:                            HUGHES, INC., a Florida corporation

                                      By:
--------------------------------         ---------------------------------------

Printed:                              Printed:
        ------------------------              ----------------------------------
                                      Title:
                                            ------------------------------------
--------------------------------

Printed:
        ------------------------

                                       17

<PAGE>

                                      "TENANT"

                                      HUGHES SUPPLY, INC., a Florida corporation

                                      By:
--------------------------------         ---------------------------------------

Printed:                              Printed:
        ------------------------              ----------------------------------
                                      Title:
                                            ------------------------------------
--------------------------------

Printed:
        ------------------------

                                       18

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       19

<PAGE>

                             Title Commitment Legal

Description of Real Property Situated in Pinellas County, Florida:

South 1/2 of Lot 25, Block B, Coachman Heights, according to the map or plat
thereof as recorded in Plat Book 20, Page(s) 26, all sometimes known as South
1/2 of Lot 25, Block B, Coachman Heights, according to plat thereof filed
February 3, 1912 in Plat Book 1, Page 16, Public Records of Pinellas County,
Florida.

Lot 9 and Lot 10, Block B, Coachman Heights, according to the map or plat
thereof as recorded in Plat Book 20, Page(s) 26, Public Records of Pinellas
County, Florida.

The North 1/2 of Lot 25, Block B, Coachman Heights, according to the map or plat
thereof as recorded in Plat Book 20, Page(s) 26, Public Records of Pinellas
County, Florida.

South 10 feet of Lots 5 and 20 and all of Lots 6, 7, 8, 21, 22, 23 and 24, Block
B, Coachman Heights, according to the map or plat thereof as recorded in Plat
Book 20, Page(s) 26, Public Records of Pinellas County, Florida.

All of Lots 6, 7, 8, 9, 10, 21, 22, 23, 24 and 25, and the South 10 feet of Lots
5 and 20 of Block B, Coachman Heights Subdivision, as recorded in Plat Book 20,
Page 26, Public Records of Pinellas County, Florida.

Includes 21,000 square foot office and warehouse building and paved parking and
storage areas totaling approximately 59,500 square feet, with a street address
of 951 Pierce Street, Clearwater, Florida.

                                       20

<PAGE>

                                  Addendum "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 951 Pierce Street, Clearwater, Florida (the "Subject
Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $94,500.00,
payable in equal monthly installments of $7,875.00. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 104% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

          (b) At any time after March 31, 2004, either party shall have the
     right to terminate the Subject Lease prior to its natural expiration date
     by delivering written notice of termination to the other party (the
     "Termination Notice") not less than twenty four (24) months after the date
     of the Termination Notice, it being the intent of the parties

                                       21

<PAGE>

     that the Subject Lease Term be not less than three (3) years in duration.
     The Termination Notice shall set forth the proposed termination date of the
     Subject Lease; as of said date, all obligations under the Subject Lease
     shall cease and be of no further force and effect between the parties
     accruing after the effective date of such termination. In the event of any
     such termination, the reimbursement of costs by Landlord to Tenant under
     Paragraph 41 of the Subject Lease shall terminate upon the effective date
     of such termination by either Landlord or Tenant.

     4. The Subject Lease remains in full force and effect as amended above.

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                     LANDLORD:

                                               HUGHES, INC.,
                                               a Florida corporation

                                               By: /s/ Vincent Hughes
--------------------------------------------       -----------------------------
                                               Name:
Print Name:                                         ----------------------------
           ---------------------------------   Title:
                                                     ---------------------------

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

Print Name:
           ---------------------------------

                                               TENANT:

                                               HUGHES SUPPLY, INC.,
WITNESSES:                                     a Florida corporation

                                               By: /s/ Mark D. Scimeca
--------------------------------------------       -----------------------------
                                               Name:
Print Name:                                         ----------------------------
           ---------------------------------   Title: Associate General Counsel

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

Print Name:
           ---------------------------------

                                       22

<PAGE>

                                                                 Exhibit 10.1(f)

903 Brentwood Drive
Daytona, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 903 Brentwood Drive,
Daytona, Florida, including, without limitation, an approximately 23,270 square
foot building, all as set forth in Exhibit "A" attached hereto and made a part
hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that the
square footages are not represented measurements, but estimates only. Tenant has
had the opportunity to verify the square footages, has not done so, and Tenant,
therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A" contains both a sketch of the Premises and the legal
description. In the event of any dispute as to

<PAGE>

what comprises the Premises, the actual space used by Tenant under the Existing
Lease shall be the accepted description, with the sketch controlling over the
address of the Premises, and the address of the Premises controlling over the
legal description attached hereto. Notwithstanding anything herein to the
contrary, Landlord shall have the right, within sixty (60) days of the execution
of this Lease, to have a new survey of the Premises prepared and, upon approval
by Tenant, said survey shall serve as the legal description for the Premises. In
the event a new survey is prepared and available prior to execution of this
Lease, the legal description and depiction set out in the new survey (which will
be a part of the Exhibit "A" attached hereto), approved by both parties, shall
control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of five (5) years, said additional term to commence effective as
of April 1, 2003, and to end on March 31, 2008.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or at the earliest date possible to take advantage of the maximum discount
available. Tenant shall

                                       2

<PAGE>

provide Landlord with evidence of payment of the same within fifteen (15) days
after said payment. Tenant will pay any and all ad valorem taxes assessed
against the personal property located on the Premises, during the entire term
thereof. Tenant shall have the right, at Tenant's sole expense, to appeal any
and all taxes applicable to the Premises and Landlord agrees that Landlord will
cooperate with Tenant reasonably and sign all documents reasonably required in
connection with any such appeal. Tenant may delay payment of any portion of such
taxes which are the subject of an appeal until the resolution of such appeal, in
which event Tenant shall be solely responsible for the payment of any penalties,
interest, or additional taxes which result from such delay. Notwithstanding the
foregoing, Tenant shall not permit the filing of a tax lien against the
Premises. Tenant shall pay all applicable sales, excise or other taxes as
required by law (but not income taxes) which are due and payable on the rents
and other sums paid by Tenant hereunder at the time of payment of said rental
and other sums to Landlord. Real Estate taxes for any partial lease years shall
be prorated and paid within thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without at least thirty (30) days prior written notice to
Landlord and to the holder of any mortgage to whom loss hereunder may be
payable.

                                       3

<PAGE>

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that

                                       4

<PAGE>

date. If the Premises are damaged but not wholly destroyed by any of such
casualties, rental will abate in such proportion as use of the Premises has been
destroyed, and Landlord will restore the Premises to substantially the same
condition as before the damage as speedily as practicable, whereupon full rental
will recommence; however, if the damage will be so extensive the same cannot be
reasonably repaired and restored within three (3) months' time from the date of
the casualty, then either Landlord or Tenant may cancel this Lease by giving
written notice to the other party within thirty (30) days from the date of such
casualty. In such event, rental will be apportioned and paid up to the date of
such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and Landlord, upon receipt of the award
in condemnation, will expeditiously commence and complete all necessary repairs
and restorations to the Premises so as to constitute the portion of the building
not taken a complete architectural unit and restore the Premises as nearly as

                                       5

<PAGE>

practicable to its prior condition; provided, however, that such work does not
exceed the scope of the original construction, and Landlord will not be under
any duty to expend amounts in excess of the award received by Landlord. Rent,
taxes and other charges payable by Tenant will equitably abate while Landlord's
repairs and restorations are in process. If a partial taking consists only of a
street widening or utility easement which, is reasonably determined not to
materially affect Tenant's use of the Premises including Tenant's parking and
any outside storage areas, this Lease will continue in full force and effect
without abatement of rent, taxes or other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the Tenant without
Landlord's approval but with written notice of such transfer. Subtenants or
assignees will become liable directly to Landlord for all obligations of Tenant
hereunder, without relieving Tenant's liability hereunder. Notwithstanding
anything herein to the contrary, in no

                                       6

<PAGE>

event shall any subtenant or assignee use the Premises for any immoral purpose,
including, but not limited to, massage parlors, adult bookstores, adult
theaters, adult amusement facilities, or any other type of facility selling,
leasing or displaying pornographic materials. In addition, the use of any
Hazardous Materials, other than those Hazardous Materials currently used in
Tenant's business (which Hazardous Materials shall be used in conformity with
all laws), by any subtenant or assignee shall be subject to Landlord's sole, but
reasonable, discretion. As a condition of Tenant's ability to sublease the
Premises, any sublease payments in excess of the rents due under this Lease
shall be payable to the Landlord as payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees)

                                       7

<PAGE>

arising during or after the Term including without limitation during the period
of time that Tenant or Tenant's predecessors in interest have occupied the
Premises under the Existing Lease or previous leases as a result of any breach
of their respective obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with

                                       8

<PAGE>

any material term, provision, condition, or covenant of this Lease, other than
the payment of rent, and will not cure such failure within thirty (30) days
after notice to Tenant of such failure to comply or such additional time period
as may reasonably be necessary to effect a cure of the default provided that
Tenant commences within said thirty (30) day period and diligently pursues a
cure of the default to completion; or (c) Tenant causes any lien to be placed
against the Premises and does not cure the same within thirty (30) days after
notice from Landlord to Tenant demanding cure; or (d) proceedings under the
Bankruptcy Act for bankruptcy are filed by or against Tenant as Tenant's
performance hereunder, and if filed against Tenant, have not been dismissed
within thirty (30) days after the filing; or (e) an assignment of Tenant's
property for the benefit of creditors is made; or (f) a receiver, conservator,
or similar officer is appointed by a court of competent jurisdiction to take
charge of all or a substantial part of Tenant's property and within thirty (30)
days after appointment the officer is not discharged and possession of the
property is not restored to Tenant; or (g) Tenant's interest in the Premises or
under this Lease is the subject of taking or levy under execution, attachment,
or other process of law and the action is not cancelled or discharged within
thirty (30) days after its occurrence; or (h) Tenant abandons the Premises and
leaves it in a condition that could be vandalized or occupied by unauthorized
third parties; THEN in any of such events, Landlord will have the option to do
any of the following, in addition to, and not in limitation of any other remedy
permitted by law or in equity or by this Lease: (1) re-enter and repossess the
Premises and remove any property of Tenant thereon and store the same elsewhere
at Tenant's expense without relieving Tenant from any liability or obligation;
or (2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided

                                       9

<PAGE>

that Landlord commences said cure within said thirty (30) day period and
diligently pursues a cure of the default to completion. Failure of Landlord to
commence that cure within the 30-day period or to effect that cure within that
30-day period or the additional period as provided above will be an event of
default under this Lease and Tenant may, at its option, elect to: (a) bring an
action to require specific performance of Landlord's obligations; (b) provide
Landlord with an additional period of time within which to effect that cure; (c)
commence such cure itself, and Tenant may either, at its option, offset any
expenses it incurs in effecting such cure against the rent and other charges due
and payable by Tenant hereunder, or require that Landlord immediately reimburse
Tenant for its expenses; provided, however, in the event of an emergency, Tenant
may immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a)  Landlord: Hughes, Inc.
                    P.O. Box 568065
                    Orlando, Florida 32804
                    Attention: Vincent Hughes
                    Phone No.:(407) 648-8587 / Fax No.:
                                                       ----------------

                    and

                    Hughes, Inc.
                    1411 Edgewater Drive, Suite 200
                    Orlando, Florida 32804
                    Attention: Vincent Hughes
                    Phone No.:(407) 648-8587 / Fax No.:
                                                       ----------------

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       10

<PAGE>

     (b)  Tenant:   Hughes Supply, Inc.
                    20 North Orange Avenue, Suite 200
                    Orlando, Florida 32801
                    Attention: Associate General Counsel
                    Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       11

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       12

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       13

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       14

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       15

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       16

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                             "LANDLORD"

Witnesses:                                   HUGHES, INC., a Florida corporation

-------------------------------              By:
                                                --------------------------------

Printed:                                     Printed:
        -----------------------                      ---------------------------

                                             Title:
-------------------------------                    -----------------------------

Printed:
        -----------------------

                                       17

<PAGE>

                                             "TENANT"

                                             HUGHES SUPPLY, INC., a Florida
                                             corporation

-------------------------------              By:
                                                --------------------------------

Printed:                                     Printed:
        -----------------------                      ---------------------------

                                             Title:
-------------------------------                    -----------------------------

Printed:
        -----------------------

                                       18

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       19

<PAGE>

                                Legal Description

A portion of the Northerly 1/2 of Lot 4, Block 33, Mason and Carswell
Subdisivion, as recorded in Map Book 2, Page 90, Public Records of Volusia
County, Florida, being described as follows: Commencing at an intersection of
the Southerly line of Brentwood Drive, formerly Second Street (a 33 foot right
of way) with the Easterly line of said Lot 4; thence Westerly along the
Southerly line of said Brentwood Drive a distance of 175 feet to the place of
beginning for the following described parcel; thence Southerly and parallel to
the Easterly line of said Lot 4 a distance of 494.04 feet to a point in the
division line between Sykes and Paynter property; thence Westerly along an
established fence line dividing the Sykes and Paynter property a distance of 483
feet to a point in the westerly line of said Lot 4; thence Northerly along the
westerly line of said Lot 4 a distance of 257.3 feet to a point that is 235 feet
Southerly from the Southerly line of said Brentwood Drive; thence Easterly and
parallel to said Brentwood Drive a distance of 199 feet; thence Northerly and
parallel to the Easterly line of said Lot 4 a distance of 110 feet; thence
Easterly and parallel to Brentwood Drive a distance of 65 feet; thence Northerly
and parallel to the Easterly line of said Lot 4 a distance of 125 feet to a
point in the Southerly line of said Brentwood Drive; thence Easterly along the
Southerly line of said Brentwood Drive a distance of 219 feet to the place of
beginning.

Less and except Official Records Book 1043, Page 231, Official Records Book
1723, Page 581, and Official Records Book 2882, Page 1928, Public Records of
Volusia County, Florida.

                                       20

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       21

<PAGE>

ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 903 Brentwood Drive, Daytona, Florida (the "Subject
Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $98,897.50,
payable in equal monthly installments of $8,241.46. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 103% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

     4. The Subject Lease remains in full force and effect as amended above.

                                       22

<PAGE>

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                   LANDLORD:

                                             HUGHES, INC.,
                                             a Florida corporation

                                             By: /s/ Vincent Hughes
-------------------------------                  -------------------------------
                                             Name: Vincent Hughes
-------------------------------              Title:
                                                    ----------------------------
Print Name:
           --------------------

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

Print Name:
           --------------------

                                             TENANT:

                                             HUGHES SUPPLY, INC.,
WITNESSES:                                   a Florida corporation

                                             By: /s/ Mark D. Scimeca
-------------------------------                 --------------------------------
                                             Name: Mark D. Scimeca
Print Name:                                  Title: Associate General Counsel
           --------------------

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

Print Name:
           --------------------

                                       23

<PAGE>

                                                                 Exhibit 10.1(g)

401 Angle Road
Ft. Pierce, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 401 Angle Road, Ft.
Pierce, Florida, including, without limitation, an approximately 32,200 square
foot building, all as set forth in Exhibit "A" attached hereto and made a part
hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that the
square footages are not represented measurements, but estimates only. Tenant has
had the opportunity to verify the square footages, has not done so, and Tenant,
therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A" contains both a sketch of the Premises and the legal
description. In the event of any dispute as to

<PAGE>

what comprises the Premises, the actual space used by Tenant under the Existing
Lease shall be the accepted description, with the sketch controlling over the
address of the Premises, and the address of the Premises controlling over the
legal description attached hereto. Notwithstanding anything herein to the
contrary, Landlord shall have the right, within sixty (60) days of the execution
of this Lease, to have a new survey of the Premises prepared and, upon approval
by Tenant, said survey shall serve as the legal description for the Premises. In
the event a new survey is prepared and available prior to execution of this
Lease, the legal description and depiction set out in the new survey (which will
be a part of the Exhibit "A" attached hereto), approved by both parties, shall
control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of five (5) years, said additional term to commence effective as
of April 1, 2003, and to end on March 31, 2008.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or at the earliest date possible to take advantage of the maximum discount
available. Tenant shall

                                       2

<PAGE>

provide Landlord with evidence of payment of the same within fifteen (15) days
after said payment. Tenant will pay any and all ad valorem taxes assessed
against the personal property located on the Premises, during the entire term
thereof. Tenant shall have the right, at Tenant's sole expense, to appeal any
and all taxes applicable to the Premises and Landlord agrees that Landlord will
cooperate with Tenant reasonably and sign all documents reasonably required in
connection with any such appeal. Tenant may delay payment of any portion of such
taxes which are the subject of an appeal until the resolution of such appeal, in
which event Tenant shall be solely responsible for the payment of any penalties,
interest, or additional taxes which result from such delay. Notwithstanding the
foregoing, Tenant shall not permit the filing of a tax lien against the
Premises. Tenant shall pay all applicable sales, excise or other taxes as
required by law (but not income taxes) which are due and payable on the rents
and other sums paid by Tenant hereunder at the time of payment of said rental
and other sums to Landlord. Real Estate taxes for any partial lease years shall
be prorated and paid within thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without at least thirty (30) days prior written notice to
Landlord and to the holder of any mortgage to whom loss hereunder may be
payable.

                                       3

<PAGE>

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that

                                       4

<PAGE>

date. If the Premises are damaged but not wholly destroyed by any of such
casualties, rental will abate in such proportion as use of the Premises has been
destroyed, and Landlord will restore the Premises to substantially the same
condition as before the damage as speedily as practicable, whereupon full rental
will recommence; however, if the damage will be so extensive the same cannot be
reasonably repaired and restored within three (3) months' time from the date of
the casualty, then either Landlord or Tenant may cancel this Lease by giving
written notice to the other party within thirty (30) days from the date of such
casualty. In such event, rental will be apportioned and paid up to the date of
such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and Landlord, upon receipt of the award
in condemnation, will expeditiously commence and complete all necessary repairs
and restorations to the Premises so as to constitute the portion of the building
not taken a complete architectural unit and restore the Premises as nearly as

                                       5

<PAGE>

practicable to its prior condition; provided, however, that such work does not
exceed the scope of the original construction, and Landlord will not be under
any duty to expend amounts in excess of the award received by Landlord. Rent,
taxes and other charges payable by Tenant will equitably abate while Landlord's
repairs and restorations are in process. If a partial taking consists only of a
street widening or utility easement which, is reasonably determined not to
materially affect Tenant's use of the Premises including Tenant's parking and
any outside storage areas, this Lease will continue in full force and effect
without abatement of rent, taxes or other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the Tenant without
Landlord's approval but with written notice of such transfer. Subtenants or
assignees will become liable directly to Landlord for all obligations of Tenant
hereunder, without relieving Tenant's liability hereunder. Notwithstanding
anything herein to the contrary, in no

                                       6

<PAGE>

event shall any subtenant or assignee use the Premises for any immoral purpose,
including, but not limited to, massage parlors, adult bookstores, adult
theaters, adult amusement facilities, or any other type of facility selling,
leasing or displaying pornographic materials. In addition, the use of any
Hazardous Materials, other than those Hazardous Materials currently used in
Tenant's business (which Hazardous Materials shall be used in conformity with
all laws), by any subtenant or assignee shall be subject to Landlord's sole, but
reasonable, discretion. As a condition of Tenant's ability to sublease the
Premises, any sublease payments in excess of the rents due under this Lease
shall be payable to the Landlord as payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees)

                                       7

<PAGE>

arising during or after the Term including without limitation during the period
of time that Tenant or Tenant's predecessors in interest have occupied the
Premises under the Existing Lease or previous leases as a result of any breach
of their respective obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with

                                       8

<PAGE>

any material term, provision, condition, or covenant of this Lease, other than
the payment of rent, and will not cure such failure within thirty (30) days
after notice to Tenant of such failure to comply or such additional time period
as may reasonably be necessary to effect a cure of the default provided that
Tenant commences within said thirty (30) day period and diligently pursues a
cure of the default to completion; or (c) Tenant causes any lien to be placed
against the Premises and does not cure the same within thirty (30) days after
notice from Landlord to Tenant demanding cure; or (d) proceedings under the
Bankruptcy Act for bankruptcy are filed by or against Tenant as Tenant's
performance hereunder, and if filed against Tenant, have not been dismissed
within thirty (30) days after the filing; or (e) an assignment of Tenant's
property for the benefit of creditors is made; or (f) a receiver, conservator,
or similar officer is appointed by a court of competent jurisdiction to take
charge of all or a substantial part of Tenant's property and within thirty (30)
days after appointment the officer is not discharged and possession of the
property is not restored to Tenant; or (g) Tenant's interest in the Premises or
under this Lease is the subject of taking or levy under execution, attachment,
or other process of law and the action is not cancelled or discharged within
thirty (30) days after its occurrence; or (h) Tenant abandons the Premises and
leaves it in a condition that could be vandalized or occupied by unauthorized
third parties; THEN in any of such events, Landlord will have the option to do
any of the following, in addition to, and not in limitation of any other remedy
permitted by law or in equity or by this Lease: (1) re-enter and repossess the
Premises and remove any property of Tenant thereon and store the same elsewhere
at Tenant's expense without relieving Tenant from any liability or obligation;
or (2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided

                                       9

<PAGE>

that Landlord commences said cure within said thirty (30) day period and
diligently pursues a cure of the default to completion. Failure of Landlord to
commence that cure within the 30-day period or to effect that cure within that
30-day period or the additional period as provided above will be an event of
default under this Lease and Tenant may, at its option, elect to: (a) bring an
action to require specific performance of Landlord's obligations; (b) provide
Landlord with an additional period of time within which to effect that cure; (c)
commence such cure itself, and Tenant may either, at its option, offset any
expenses it incurs in effecting such cure against the rent and other charges due
and payable by Tenant hereunder, or require that Landlord immediately reimburse
Tenant for its expenses; provided, however, in the event of an emergency, Tenant
may immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a) Landlord: Hughes, Inc.
                   P.O. Box 568065
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      --------------

                   and

                   Hughes, Inc.
                   1411 Edgewater Drive, Suite 200
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      --------------

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       10

<PAGE>

     (b) Tenant: Hughes Supply, Inc.
                 20 North Orange Avenue, Suite 200
                 Orlando, Florida 32801
                 Attention: Associate General Counsel
                 Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       11

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       12

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       13

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       14

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       15

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       16

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                             "LANDLORD"

Witnesses:                                   HUGHES, INC., a Florida corporation

                                             By:
--------------------------------                --------------------------------

Printed:                                     Printed:
        ------------------------                     ---------------------------

                                             Title:
                                                   -----------------------------

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

Printed:
        ------------------------

                                       17

<PAGE>

                                             "TENANT"

                                             HUGHES SUPPLY, INC., a Florida
                                             corporation

                                             By:
--------------------------------                --------------------------------

Printed:                                     Printed:
        ------------------------                     ---------------------------

                                             Title:
                                                   -----------------------------

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

Printed:
        ------------------------

                                       18

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       19

<PAGE>

                             Title Commitment Legal

Description of Real Property Situated in St. Lucie County, Florida.

Begin at the Northwest corner of the Southeast Quarter of the Northwest Quarter;
thence run East 30 feet for Point of Beginning; thence continue East 270 feet;
thence run South 180 feet; thence run West 270 feet; thence run North 180 feet
to the Point of Beginning; all in Section 8, Township 35 South, Range 40 East,
as per plat thereof recorded in the Public Records of St. Lucie County, Florida.

Lot 33, HOME ACRES UNIT 2, according to the map or plat thereof as recorded in
Plat Book 7, Page(s) 28, Public Records of St. Lucie County, Florida.

                                       20

<PAGE>

                      Legal Description per Existing Lease

Lot 33 of Home Acres, Unit #2, as per plat thereof on file in Plat Book 7, Page
28, Public Records of St. Lucie County, Florida . . . and from the NW corner of
the SE 1/4 of NW 1/4, Section 8, Township 35 South, Range 40 East, St. Lucie
County, run East 30 feet to POB; continue East 270 feet; thence run South 180
feet, thence run West 270 feet; thence run North 180 feet; to the POB.

Includes 30,000 square feet office and warehouse plus approximately 60,000
square feet parking and storage areas, with a street address of 401 Angle Road,
Ft. Pierce, Florida.

                                       21

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       22

<PAGE>

                                  ADDENDUM "A"

                             (Additional Provisions)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 401 Angle Road, Ft. Pierce, Florida (the "Subject
Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $115,920.00,
payable in equal monthly installments of $9,660.00. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 104% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

                                       23

<PAGE>

     4. The Subject Lease remains in full force and effect as amended above.

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                   LANDLORD:

                                             HUGHES, INC.,
                                             a Florida corporation

                                             By: /s/ Vincent Hughes
--------------------------------                 -------------------------------
                                             Name: Vincent Hughes
--------------------------------             Title:
                                                   -----------------------------
Print Name:
           ---------------------

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

Print Name:
           ---------------------

                                             TENANT:

                                             HUGHES SUPPLY, INC.,
WITNESSES:                                   a Florida corporation

--------------------------------             By: /s/ Mark D. Scimeca
                                                 -------------------------------
--------------------------------             Name:
                                                   -----------------------------
Print Name:                                  Title: Associate General Counsel
           ---------------------

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

Print Name:
            --------------------

                                       24

<PAGE>

                                                                 Exhibit 10.1(h)

576 NE 23rd Avenue
Gainesville, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 11, 1992, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 576 NE 23rd Avenue,
Gainesville, Florida including, without limitation, an approximately 30,832
square foot building, all as set forth in Exhibit "A" attached hereto and made a
part hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that
the square footages are not represented measurements, but estimates only. Tenant
has had the opportunity to verify the square footages, has not done so, and
Tenant, therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A"

                                       1

<PAGE>

contains both a sketch of the Premises and the legal description. In the event
of any dispute as to what comprises the Premises, the actual space used by
Tenant under the Existing Lease shall be the accepted description, with the
sketch controlling over the address of the Premises, and the address of the
Premises controlling over the legal description attached hereto. Notwithstanding
anything herein to the contrary, Landlord shall have the right, within sixty
(60) days of the execution of this Lease, to have a new survey of the Premises
prepared and, upon approval by Tenant, said survey shall serve as the legal
description for the Premises. In the event a new survey is prepared and
available prior to execution of this Lease, the legal description and depiction
set out in the new survey (which will be a part of the Exhibit "A" attached
hereto), approved by both parties, shall control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of five (5) years, said additional term to commence effective as
of April 1, 2003, and to end on March 31, 2008.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or

                                       2

<PAGE>

at the earliest date possible to take advantage of the maximum discount
available. Tenant shall provide Landlord with evidence of payment of the same
within fifteen (15) days after said payment. Tenant will pay any and all ad
valorem taxes assessed against the personal property located on the Premises,
during the entire term thereof. Tenant shall have the right, at Tenant's sole
expense, to appeal any and all taxes applicable to the Premises and Landlord
agrees that Landlord will cooperate with Tenant reasonably and sign all
documents reasonably required in connection with any such appeal. Tenant may
delay payment of any portion of such taxes which are the subject of an appeal
until the resolution of such appeal, in which event Tenant shall be solely
responsible for the payment of any penalties, interest, or additional taxes
which result from such delay. Notwithstanding the foregoing, Tenant shall not
permit the filing of a tax lien against the Premises. Tenant shall pay all
applicable sales, excise or other taxes as required by law (but not income
taxes) which are due and payable on the rents and other sums paid by Tenant
hereunder at the time of payment of said rental and other sums to Landlord. Real
Estate taxes for any partial lease years shall be prorated and paid within
thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without

                                       3

<PAGE>

at least thirty (30) days prior written notice to Landlord and to the holder of
any mortgage to whom loss hereunder may be payable.

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

                                       4

<PAGE>

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that date. If the Premises are damaged
but not wholly destroyed by any of such casualties, rental will abate in such
proportion as use of the Premises has been destroyed, and Landlord will restore
the Premises to substantially the same condition as before the damage as
speedily as practicable, whereupon full rental will recommence; however, if the
damage will be so extensive the same cannot be reasonably repaired and restored
within three (3) months' time from the date of the casualty, then either
Landlord or Tenant may cancel this Lease by giving written notice to the other
party within thirty (30) days from the date of such casualty. In such event,
rental will be apportioned and paid up to the date of such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and

                                       5

<PAGE>

Landlord, upon receipt of the award in condemnation, will expeditiously commence
and complete all necessary repairs and restorations to the Premises so as to
constitute the portion of the building not taken a complete architectural unit
and restore the Premises as nearly as practicable to its prior condition;
provided, however, that such work does not exceed the scope of the original
construction, and Landlord will not be under any duty to expend amounts in
excess of the award received by Landlord. Rent, taxes and other charges payable
by Tenant will equitably abate while Landlord's repairs and restorations are in
process. If a partial taking consists only of a street widening or utility
easement which, is reasonably determined not to materially affect Tenant's use
of the Premises including Tenant's parking and any outside storage areas, this
Lease will continue in full force and effect without abatement of rent, taxes or
other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S)12101, et seq. and
regulations and guidelines promulgated thereunder, as amended from time to time
(collectively, the "ADA"); (b) repairs, alterations or replacements required to
comply with federal, state or local indoor air quality laws, rules or
regulations; (c) repairs or replacements incident to CFC conversions for heating
and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the

                                       6

<PAGE>

Tenant without Landlord's approval but with written notice of such transfer.
Subtenants or assignees will become liable directly to Landlord for all
obligations of Tenant hereunder, without relieving Tenant's liability hereunder.
Notwithstanding anything herein to the contrary, in no event shall any subtenant
or assignee use the Premises for any immoral purpose, including, but not limited
to, massage parlors, adult bookstores, adult theaters, adult amusement
facilities, or any other type of facility selling, leasing or displaying
pornographic materials. In addition, the use of any Hazardous Materials, other
than those Hazardous Materials currently used in Tenant's business (which
Hazardous Materials shall be used in conformity with all laws), by any subtenant
or assignee shall be subject to Landlord's sole, but reasonable, discretion. As
a condition of Tenant's ability to sublease the Premises, any sublease payments
in excess of the rents due under this Lease shall be payable to the Landlord as
payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

                                       7

<PAGE>

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
Existing Lease or previous leases as a result of any breach of their respective
obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

                                       8

<PAGE>

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with any material term, provision,
condition, or covenant of this Lease, other than the payment of rent, and will
not cure such failure within thirty (30) days after notice to Tenant of such
failure to comply or such additional time period as may reasonably be necessary
to effect a cure of the default provided that Tenant commences within said
thirty (30) day period and diligently pursues a cure of the default to
completion; or (c) Tenant causes any lien to be placed against the Premises and
does not cure the same within thirty (30) days after notice from Landlord to
Tenant demanding cure; or (d) proceedings under the Bankruptcy Act for
bankruptcy are filed by or against Tenant as Tenant's performance hereunder, and
if filed against Tenant, have not been dismissed within thirty (30) days after
the filing; or (e) an assignment of Tenant's property for the benefit of
creditors is made; or (f) a receiver, conservator, or similar officer is
appointed by a court of competent jurisdiction to take charge of all or a
substantial part of Tenant's property and within thirty (30) days after
appointment the officer is not discharged and possession of the property is not
restored to Tenant; or (g) Tenant's interest in the Premises or under this Lease
is the subject of taking or levy under execution, attachment, or other process
of law and the action is not cancelled or discharged within thirty (30) days
after its occurrence; or (h) Tenant abandons the Premises and leaves it in a
condition that could be vandalized or occupied by unauthorized third parties;
THEN in any of such events, Landlord will have the option to do any of the
following, in addition to, and not in limitation of any other remedy permitted
by law or in equity or by this Lease: (1) re-enter and repossess the Premises
and remove any property of Tenant thereon and store the same elsewhere at
Tenant's expense without relieving Tenant from any liability or obligation; or
(2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

                                       9

<PAGE>

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided that Landlord
commences said cure within said thirty (30) day period and diligently pursues a
cure of the default to completion. Failure of Landlord to commence that cure
within the 30-day period or to effect that cure within that 30-day period or the
additional period as provided above will be an event of default under this Lease
and Tenant may, at its option, elect to: (a) bring an action to require specific
performance of Landlord's obligations; (b) provide Landlord with an additional
period of time within which to effect that cure; (c) commence such cure itself,
and Tenant may either, at its option, offset any expenses it incurs in effecting
such cure against the rent and other charges due and payable by Tenant
hereunder, or require that Landlord immediately reimburse Tenant for its
expenses; provided, however, in the event of an emergency, Tenant may
immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a)  Landlord: Hughes, Inc.
                    P.O. Box 568065
                    Orlando, Florida 32804
                    Attention: Vincent Hughes
                    Phone No.:(407) 648-8587 / Fax No.:
                                                       ----------------

                    and

                    Hughes, Inc.
                    1411 Edgewater Drive, Suite 200
                    Orlando, Florida 32804
                    Attention: Vincent Hughes
                    Phone No.:(407) 648-8587 / Fax No.:
                                                       ----------------

                                       10

<PAGE>

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       11

<PAGE>

     (b)  Tenant:   Hughes Supply, Inc.
                    20 North Orange Avenue, Suite 200
                    Orlando, Florida 32801
                    Attention: Associate General Counsel
                    Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       12

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       13

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       14

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       15

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       16

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       17

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                          "LANDLORD"

Witnesses:                                HUGHES, INC., a Florida corporation

                                          By:
---------------------------------------      -----------------------------------

Printed:                                  Printed:
        -------------------------------           ------------------------------

                                          Title:
                                                --------------------------------
---------------------------------------

Printed:
        -------------------------------

                                       18

<PAGE>

                                          "TENANT"

                                          HUGHES SUPPLY, INC., a Florida
                                          corporation

                                          By:
---------------------------------------      -----------------------------------

Printed:                                  Printed:
        -------------------------------           ------------------------------

                                          Title:
                                                --------------------------------
---------------------------------------

Printed:
        -------------------------------

                                       19

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       20

<PAGE>

                             Title Commitment Legal

Description of Real Property Situated in Alachua County, Florida:

Lots 36, 37, 39 and 40, Lisa Heights, according to the map or plat thereof as
recorded in Plat Book E, Page(s) 76, Public Records of Alachua County, Florida.

                                       21

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       22

<PAGE>

                                  ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 576 NE 23rd Avenue, Gainesville, Florida (the "Subject
Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $115,620.00,
payable in equal monthly installments of $9,635.00. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 104% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

     4. The Subject Lease remains in full force and effect as amended above.

                                       23

<PAGE>

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                LANDLORD:

                                          HUGHES, INC.,
                                          a Florida corporation

                                          By: /s/ Vincent Hughes
---------------------------------------      -----------------------------------

Print Name:                               Name:
           ----------------------------        ---------------------------------
                                          Title:
                                                --------------------------------

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

Print Name:
           ----------------------------

                                          TENANT:

                                          HUGHES SUPPLY, INC.,
WITNESSES:                                a Florida corporation

                                          By: /s/ Mark D. Scimeca
---------------------------------------      -----------------------------------

Print Name:                               Name:
           ----------------------------        ---------------------------------
                                          Title: Associate General Counse

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

Print Name:
           ----------------------------

                                       24

<PAGE>

                                                                 Exhibit 10.1(i)

2525 12th Street
Sarasota, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
those certain leases dated June 1, 1987 (as to Building 1) and March 31, 1988
(as to Building 2), as amended (the "Existing Lease"), for the premises more
particularly described therein. Landlord and Tenant are in the process of
amending and restating the majority of the Original Leases, including the
Existing Lease. In order to simplify the drafting of each amended and restated
lease, the parties are using a form document for each site. Attached to each
amended and restated lease is an Addendum "A," Additional Provisions, which sets
forth the site specific provisions for each individual site (the "Addendum"). In
each instance, in the event of any conflict between the amended and restated
lease and the Addendum, the terms of the Addendum shall control; and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at Buildings 1 and 2, 2525
12th Street, Sarasota, Florida, including, without limitation, an approximately
38,500 square foot building, all as set forth in Exhibit "A" attached hereto and
made a part hereof. Notwithstanding the foregoing, Landlord and Tenant
acknowledge that the square footages are not represented measurements, but
estimates only. Tenant has had the opportunity to verify the square footages,
has not done so, and Tenant, therefore, agrees to hold Landlord harmless from
any discrepancy in the estimated and actual square footage of the building. The
parties acknowledge that the legal description used in the Existing Lease may
have been inaccurate, but that the parties have not been able to verify same
prior to the execution of this Lease. It is in the best interest of the parties
that Tenant continue to use all such space it has been using under the Existing
Lease, regardless of the actual legal description or other depiction of the
Premises contained in the

                                       1

<PAGE>

Existing Lease. Exhibit "A" contains both a sketch of the Premises and the legal
description. In the event of any dispute as to what comprises the Premises, the
actual space used by Tenant under the Existing Lease shall be the accepted
description, with the sketch controlling over the address of the Premises, and
the address of the Premises controlling over the legal description attached
hereto. Notwithstanding anything herein to the contrary, Landlord shall have the
right, within sixty (60) days of the execution of this Lease, to have a new
survey of the Premises prepared and, upon approval by Tenant, said survey shall
serve as the legal description for the Premises. In the event a new survey is
prepared and available prior to execution of this Lease, the legal description
and depiction set out in the new survey (which will be a part of the Exhibit "A"
attached hereto), approved by both parties, shall control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of five (5) years, said additional term to commence effective as
of April 1, 2003, and to end on March 31, 2008.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or

                                       2

<PAGE>

at the earliest date possible to take advantage of the maximum discount
available. Tenant shall provide Landlord with evidence of payment of the same
within fifteen (15) days after said payment. Tenant will pay any and all ad
valorem taxes assessed against the personal property located on the Premises,
during the entire term thereof. Tenant shall have the right, at Tenant's sole
expense, to appeal any and all taxes applicable to the Premises and Landlord
agrees that Landlord will cooperate with Tenant reasonably and sign all
documents reasonably required in connection with any such appeal. Tenant may
delay payment of any portion of such taxes which are the subject of an appeal
until the resolution of such appeal, in which event Tenant shall be solely
responsible for the payment of any penalties, interest, or additional taxes
which result from such delay. Notwithstanding the foregoing, Tenant shall not
permit the filing of a tax lien against the Premises. Tenant shall pay all
applicable sales, excise or other taxes as required by law (but not income
taxes) which are due and payable on the rents and other sums paid by Tenant
hereunder at the time of payment of said rental and other sums to Landlord. Real
Estate taxes for any partial lease years shall be prorated and paid within
thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without

                                       3

<PAGE>

at least thirty (30) days prior written notice to Landlord and to the holder of
any mortgage to whom loss hereunder may be payable.

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

                                       4

<PAGE>

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that date. If the Premises are damaged
but not wholly destroyed by any of such casualties, rental will abate in such
proportion as use of the Premises has been destroyed, and Landlord will restore
the Premises to substantially the same condition as before the damage as
speedily as practicable, whereupon full rental will recommence; however, if the
damage will be so extensive the same cannot be reasonably repaired and restored
within three (3) months' time from the date of the casualty, then either
Landlord or Tenant may cancel this Lease by giving written notice to the other
party within thirty (30) days from the date of such casualty. In such event,
rental will be apportioned and paid up to the date of such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and

                                       5

<PAGE>

Landlord, upon receipt of the award in condemnation, will expeditiously commence
and complete all necessary repairs and restorations to the Premises so as to
constitute the portion of the building not taken a complete architectural unit
and restore the Premises as nearly as practicable to its prior condition;
provided, however, that such work does not exceed the scope of the original
construction, and Landlord will not be under any duty to expend amounts in
excess of the award received by Landlord. Rent, taxes and other charges payable
by Tenant will equitably abate while Landlord's repairs and restorations are in
process. If a partial taking consists only of a street widening or utility
easement which, is reasonably determined not to materially affect Tenant's use
of the Premises including Tenant's parking and any outside storage areas, this
Lease will continue in full force and effect without abatement of rent, taxes or
other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the

                                       6

<PAGE>

Tenant without Landlord's approval but with written notice of such transfer.
Subtenants or assignees will become liable directly to Landlord for all
obligations of Tenant hereunder, without relieving Tenant's liability hereunder.
Notwithstanding anything herein to the contrary, in no event shall any subtenant
or assignee use the Premises for any immoral purpose, including, but not limited
to, massage parlors, adult bookstores, adult theaters, adult amusement
facilities, or any other type of facility selling, leasing or displaying
pornographic materials. In addition, the use of any Hazardous Materials, other
than those Hazardous Materials currently used in Tenant's business (which
Hazardous Materials shall be used in conformity with all laws), by any subtenant
or assignee shall be subject to Landlord's sole, but reasonable, discretion. As
a condition of Tenant's ability to sublease the Premises, any sublease payments
in excess of the rents due under this Lease shall be payable to the Landlord as
payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

                                       7

<PAGE>

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
Existing Lease or previous leases as a result of any breach of their respective
obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

                                       8

<PAGE>

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with any material term, provision,
condition, or covenant of this Lease, other than the payment of rent, and will
not cure such failure within thirty (30) days after notice to Tenant of such
failure to comply or such additional time period as may reasonably be necessary
to effect a cure of the default provided that Tenant commences within said
thirty (30) day period and diligently pursues a cure of the default to
completion; or (c) Tenant causes any lien to be placed against the Premises and
does not cure the same within thirty (30) days after notice from Landlord to
Tenant demanding cure; or (d) proceedings under the Bankruptcy Act for
bankruptcy are filed by or against Tenant as Tenant's performance hereunder, and
if filed against Tenant, have not been dismissed within thirty (30) days after
the filing; or (e) an assignment of Tenant's property for the benefit of
creditors is made; or (f) a receiver, conservator, or similar officer is
appointed by a court of competent jurisdiction to take charge of all or a
substantial part of Tenant's property and within thirty (30) days after
appointment the officer is not discharged and possession of the property is not
restored to Tenant; or (g) Tenant's interest in the Premises or under this Lease
is the subject of taking or levy under execution, attachment, or other process
of law and the action is not cancelled or discharged within thirty (30) days
after its occurrence; or (h) Tenant abandons the Premises and leaves it in a
condition that could be vandalized or occupied by unauthorized third parties;
THEN in any of such events, Landlord will have the option to do any of the
following, in addition to, and not in limitation of any other remedy permitted
by law or in equity or by this Lease: (1) re-enter and repossess the Premises
and remove any property of Tenant thereon and store the same elsewhere at
Tenant's expense without relieving Tenant from any liability or obligation; or
(2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

                                       9

<PAGE>

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided that Landlord
commences said cure within said thirty (30) day period and diligently pursues a
cure of the default to completion. Failure of Landlord to commence that cure
within the 30-day period or to effect that cure within that 30-day period or the
additional period as provided above will be an event of default under this Lease
and Tenant may, at its option, elect to: (a) bring an action to require specific
performance of Landlord's obligations; (b) provide Landlord with an additional
period of time within which to effect that cure; (c) commence such cure itself,
and Tenant may either, at its option, offset any expenses it incurs in effecting
such cure against the rent and other charges due and payable by Tenant
hereunder, or require that Landlord immediately reimburse Tenant for its
expenses; provided, however, in the event of an emergency, Tenant may
immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a) Landlord: Hughes, Inc.
                   P.O. Box 568065
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                       -------------

                   and

                   Hughes, Inc.
                   1411 Edgewater Drive, Suite 200
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                           -------------

                                       10

<PAGE>

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       11

<PAGE>

     (b) Tenant:   Hughes Supply, Inc.
                   20 North Orange Avenue, Suite 200
                   Orlando, Florida 32801
                   Attention: Associate General Counsel
                   Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       12

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       13

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       14

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       15

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       16

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       17

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                             "LANDLORD"

Witnesses:                                   HUGHES, INC., a Florida corporation

                                             By:
--------------------------------                 -------------------------------

Printed:                                     Printed:
         -----------------------                      --------------------------

                                             Title:
                                                    ----------------------------

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

Printed:
         -----------------------

                                       18

<PAGE>

                                             "TENANT"

                                             HUGHES SUPPLY, INC., a Florida
                                             corporation

                                             By:
--------------------------------                 -------------------------------

Printed:                                     Printed:
         -----------------------                      --------------------------

                                             Title:
                                                    ----------------------------
-------------------------------

Printed:
         -----------------------

                                       19

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       20

<PAGE>

                             Title Commitment Legal

Description of Real Property Situated in Sarasota County, Florida:

Commence at the SE corner of the NW 1/4 of the SE 1/4 of Section 17; thence West
along C/L of 12th Street, 313.64 feet; thence North 25 feet to the North R/W of
12th Street for Point of Beginning; thence North 250 feet; thence East 288.64
feet; thence North 372.62 feet; thence West 775.24 feet; thence South 372.88
feet; thence along curve to right 120.75 feet; thence along curve to left 130.14
feet; thence East 50 feet; thence Northeasterly along curve to right 120.76
feet; thence Northerly along curve to left 87.65 feet; thence East 134.26 feet;
thence South 206.97 feet; thence East 300 feet to Point of Beginning, Less R/W
for 12th Street as described in Official Records Book 2278, Page 2920 and
Official Records Book 1692, Page 1050, Public Records of Sarasota County,
Florida.

                                       21

<PAGE>

                      Legal Description from Existing Lease

Approximately 3.8 acres of land located adjacent to the northwest corner of
property currently leased by Hughes Supply, Inc. (Lessee) from Hughes, Inc.
(Lessor), including the recently completed 17,500 square feet building, paved
parking and storage areas, and retention pond, with a street address of 2525
12th Street, Sarasota, Florida.

Beginning at the SE corner of the NW 1/4 of the SE 1/4 of Section 17, Township
36 South, Range 18 East, Sarasota County, Florida; thence run west along the
centerline of 12th Street 313.64 feet; thence north 00(degree)15'04" east 25
feet to the north R/W of said 12th Street for a point of beginning; thence
continue north 00(degree)15'04" east 367.59 feet; thence south 89(degree)56'05"
west 302.03 feet; thence south 00(degree)05'55" east 366.95 feet to the north
R/W of said 12th Street; thence east along said R/W 300 feet to the point of
beginning.

Includes 20,000 square feet of office and warehouse plus approximately 38,000
square feet of parking and storage areas, with a street address of 2525 12th
Street, Sarasota, Florida.

                                       22

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       23

<PAGE>

                                  ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 521 West Central Boulevard, Orlando, Florida (the
"Subject Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $308,570.00,
payable in equal monthly installments of $25,714.17. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 104% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a one (1) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

                                       24

<PAGE>

     4. The following provisions of the Subject Lease (as noted) are hereby
modified as follows:

          (a) Notwithstanding anything in Paragraphs 7 and 14 of the Subject
     Lease to the contrary, Tenant shall have no maintenance or repair
     obligations except for those necessary to address any health and/or safety
     concerns with respect to the Premises. In the event the Premises is cited
     by any applicable authority for any non-compliance, Tenant shall have the
     option to either (i) make such repairs as are required by the citing
     authority; or (ii) shut down Tenant's operations. The Landlord acknowledges
     and agrees that it is its intent to raze the building upon termination of
     the Lease and therefore accepts this limitation in Tenant's obligations.
     Furthermore, the limitations on repairs as provided above shall not operate
     to limit or in any way impair the indemnity obligations of the Tenant to
     the Landlord arising from Tenant's use and occupancy of the Premises.

     5. The Subject Lease remains in full force and effect as amended above.

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                   LANDLORD:

                                             HUGHES, INC.,
                                             a Florida corporation

                                             By: /s/ Vincent Hughes
--------------------------------                 -------------------------------

Print Name:                                  Name:
           ---------------------                   -----------------------------
                                             Title:
                                                    ----------------------------

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

Print Name:
           ---------------------

                                       25

<PAGE>

                                             TENANT:

                                             HUGHES SUPPLY, INC.,
WITNESSES:                                   a Florida corporation

                                             By: /s/ Mark D. Scimeca
--------------------------------                 -------------------------------

Print Name:                                  Name:
           ---------------------                   -----------------------------
                                             Title: Associate General Counsel

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

Print Name:
           ---------------------

                                       26

<PAGE>

                                                                 Exhibit 10.1(j)

341 South Seaboard Avenue
Venice, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 341 South Seaboard Avenue,
Venice, Florida, including, without limitation, an approximately 19,775 square
foot building, all as set forth in Exhibit "A" attached hereto and made a part
hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that the
square footages are not represented measurements, but estimates only. Tenant has
had the opportunity to verify the square footages, has not done so, and Tenant,
therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A" contains both a sketch of the Premises and the legal
description. In the event of any dispute as to what comprises the Premises, the
actual space used by Tenant under the Existing Lease shall be the accepted
description, with the sketch controlling over the address of the Premises, and
the address of the Premises controlling over the legal description attached
hereto. Notwithstanding anything herein to the contrary, Landlord shall have the
right, within sixty (60) days of the execution of this Lease, to have a new
survey of the Premises prepared and, upon approval by Tenant, said survey shall
serve as the legal description for the Premises. In the event a new survey is
prepared and available

                                       1

<PAGE>

prior to execution of this Lease, the legal description and depiction set out in
the new survey (which will be a part of the Exhibit "A" attached hereto),
approved by both parties, shall control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of five (5) years, said additional term to commence effective as
of April 1, 2003, and to end on March 31, 2008.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or at the earliest date possible to take advantage of the maximum discount
available. Tenant shall provide Landlord with evidence of payment of the same
within fifteen (15) days after said payment. Tenant will pay any and all ad
valorem taxes assessed against the personal property located on the Premises,
during the entire term thereof. Tenant shall have the right, at Tenant's sole
expense, to appeal any and all taxes applicable to the Premises and Landlord
agrees that Landlord will cooperate with Tenant reasonably and sign all
documents reasonably required in connection with any such appeal. Tenant may
delay payment of any portion of such taxes which are the subject of an appeal
until the resolution of such appeal, in which event Tenant shall be solely
responsible for the payment of any penalties, interest, or additional taxes
which result from such delay. Notwithstanding the foregoing, Tenant shall not
permit the filing of a tax lien against the Premises. Tenant shall pay all
applicable sales, excise or other taxes as required by law (but not income
taxes) which are due and payable on the rents and other sums paid by Tenant
hereunder at the time of payment of said rental and other sums to Landlord. Real
Estate taxes for any partial lease years shall be prorated and paid within
thirty (30) days after invoicing by Landlord.

                                       2

<PAGE>

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without at least thirty (30) days prior written notice to
Landlord and to the holder of any mortgage to whom loss hereunder may be
payable.

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the

                                       3

<PAGE>

execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that date. If the Premises are damaged
but not wholly destroyed by any of such casualties, rental will abate in such
proportion as use of the Premises has been destroyed, and Landlord will restore
the Premises to substantially the same condition as before the damage as
speedily as practicable, whereupon full rental will recommence; however, if the
damage will be so extensive the same cannot be reasonably repaired and restored
within three (3) months' time from the date of the casualty, then either
Landlord or Tenant may cancel this Lease by giving written notice to the other
party within thirty (30) days from the date of such casualty. In such event,
rental will be apportioned and paid up to the date of such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

                                       4

<PAGE>

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and Landlord, upon receipt of the award
in condemnation, will expeditiously commence and complete all necessary repairs
and restorations to the Premises so as to constitute the portion of the building
not taken a complete architectural unit and restore the Premises as nearly as
practicable to its prior condition; provided, however, that such work does not
exceed the scope of the original construction, and Landlord will not be under
any duty to expend amounts in excess of the award received by Landlord. Rent,
taxes and other charges payable by Tenant will equitably abate while Landlord's
repairs and restorations are in process. If a partial taking consists only of a
street widening or utility easement which, is reasonably determined not to
materially affect Tenant's use of the Premises including Tenant's parking and
any outside storage areas, this Lease will continue in full force and effect
without abatement of rent, taxes or other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the Tenant without
Landlord's approval but with written notice of such transfer. Subtenants or
assignees will become liable directly to Landlord for all obligations of Tenant
hereunder, without relieving Tenant's liability hereunder. Notwithstanding
anything herein to the contrary, in no event shall any subtenant or assignee use
the Premises for any immoral purpose, including, but not limited to, massage
parlors, adult bookstores, adult theaters, adult amusement

                                       5

<PAGE>

facilities, or any other type of facility selling, leasing or displaying
pornographic materials. In addition, the use of any Hazardous Materials, other
than those Hazardous Materials currently used in Tenant's business (which
Hazardous Materials shall be used in conformity with all laws), by any subtenant
or assignee shall be subject to Landlord's sole, but reasonable, discretion. As
a condition of Tenant's ability to sublease the Premises, any sublease payments
in excess of the rents due under this Lease shall be payable to the Landlord as
payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
Existing Lease or previous leases as a result of any breach of their respective
obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance,

                                       6

<PAGE>

discharge, release, removal or cleanup of Hazardous Materials or as a result of
environmental contamination or other similar conditions which existed after
commencement of the Tenant's or Tenant's predecessor's in interest original
occupancy of the Premises under previous leases and which was caused by or
brought onto the Premises by Tenant, Tenant's predecessors in interest or their
respective agents, contractors, employees, licensees and invitees; or (c) as a
result of any violation by Tenant of the accessibility or path of travel
requirements of the ADA; or (d) as a result of Tenant's (and its subtenants and
assigns) use and occupancy of the Premises since Tenant's initial occupancy.
These indemnities will survive the expiration, cancellation or termination of
the Lease. In no event, however, shall Tenant be liable for the acts of
Landlord, prior owners of the Premises or any other tenants of the Premises, it
being the intent of the parties that Tenant be liable only for its own acts and
those of its employees, licensees, agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with any material term, provision,
condition, or covenant of this Lease, other than the payment of rent, and will
not cure such failure within thirty (30) days after notice to Tenant of such
failure to comply or such additional time period as may reasonably be necessary
to effect a cure of the default provided that Tenant commences within said
thirty (30) day period and diligently pursues a cure of the default to
completion; or (c) Tenant causes any lien to be placed against the Premises and
does not cure the same within thirty (30) days after notice from Landlord to
Tenant demanding cure; or (d) proceedings under the Bankruptcy Act for
bankruptcy are filed by or against Tenant as Tenant's performance hereunder, and
if filed against Tenant, have not been dismissed within thirty (30) days after
the filing; or (e) an assignment of Tenant's property for the benefit of
creditors is made; or (f) a receiver, conservator, or similar officer is
appointed by a court of competent jurisdiction to take charge of all or a
substantial part of Tenant's property and within thirty (30) days after
appointment the officer is not discharged and possession of the property is not
restored to Tenant; or (g) Tenant's interest in the Premises or under this Lease
is the subject of taking or levy under execution, attachment, or other process
of law and the action is not cancelled or discharged within thirty (30) days
after its occurrence; or (h) Tenant abandons the Premises and leaves it in a
condition that could be vandalized or occupied by unauthorized third parties;
THEN in any of such events, Landlord will have the option to do any of the
following, in addition to, and not in limitation of any other remedy permitted
by law or in equity or by this Lease: (1) re-enter and repossess the Premises
and remove any property of Tenant thereon and store the same elsewhere at
Tenant's expense without relieving Tenant from any liability or obligation; or
(2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's

                                       7

<PAGE>

default; or (6) terminate this Lease, relieving Tenant of any liability or
obligation for rental payments or others payments thereafter becoming due; or
(7) exercise any combination of the above remedies or any other remedy provided
by law or in equity. Landlord's remedies set forth in this Lease are cumulative
and are not in limitation of any remedies given by law or in equity. Landlord's
forbearance to terminate shall not waive Landlord's right to do so in the event
of a continuing or subsequent default. Any notice in this provision may be given
by Landlord or its attorney. No termination of this Lease prior to the normal
ending thereof, by lapse of time otherwise, will affect Landlord's right to
collect rent for the period prior to the termination thereof. Landlord's right
to pursue any remedy afforded to it herein or at law or in equity shall be
subject to an obligation on the part of the Landlord to take all reasonable and
prompt action required by Florida law to mitigate its damages as a result of any
Tenant default.

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided that Landlord
commences said cure within said thirty (30) day period and diligently pursues a
cure of the default to completion. Failure of Landlord to commence that cure
within the 30-day period or to effect that cure within that 30-day period or the
additional period as provided above will be an event of default under this Lease
and Tenant may, at its option, elect to: (a) bring an action to require specific
performance of Landlord's obligations; (b) provide Landlord with an additional
period of time within which to effect that cure; (c) commence such cure itself,
and Tenant may either, at its option, offset any expenses it incurs in effecting
such cure against the rent and other charges due and payable by Tenant
hereunder, or require that Landlord immediately reimburse Tenant for its
expenses; provided, however, in the event of an emergency, Tenant may
immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a) Landlord: Hughes, Inc.
                   P.O. Box 568065
                   Orlando, Florida 32804
                   Attention: Vincent
                   Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      -------------
                   and

                                       8

<PAGE>

                   Hughes, Inc.
                   1411 Edgewater Drive, Suite 200
                   Orlando, Florida 32804
                   Attention: Vincent Hughes
                   Phone No.:(407) 648-8587 / Fax No.:
                                                      -------------

                              [LANDLORD TO VERIFY]

or to such other address as Landlord may hereafter designate in writing to
Tenant.

                                       9

<PAGE>

     (b) Tenant:   Hughes Supply, Inc.
                   20 North Orange Avenue, Suite 200
                   Orlando, Florida 32801
                   Attention: Associate General Counsel
                   Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

                                       10

<PAGE>

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the

                                       11

<PAGE>

Premises or by any prospective assignee or subtenant of the leasehold estate. If
any such certification by Landlord shall allege non-performance by Tenant the
nature and extent of such non-performance, insofar as actually known by
Landlord, shall be summarized therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may be used, stored or
     sold by Tenant in the future, which consent may not be revoked or
     conditioned provided Tenant is complying with all applicable laws, rules
     and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant

                                       12

<PAGE>

     Parties; and/or (iii) arose or may arise as a result of the acts or
     omissions of Landlord, its agents, licensees and assigns, or any third
     party, it being the intent of the parties that Tenant shall be responsible
     only for the compliance of Tenant and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the documentation will confirm the exact nature of the loss or
     release, and Tenant shall, if requested by Landlord, supply copies of all
     documents to Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or

                                       13

<PAGE>

noncompliance by Tenant Parties, Landlord shall be entitled to seek and obtain
an injunction prohibiting any threatened or continuing violation of a Covenant
or Restriction, or an order of specific performance requiring performance of a
Covenant, as the case may be, and the Landlord shall not be required to post any
bond or other security in regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval of Landlord which is appropriately containerized and
documented fully and completely in accordance with all applicable laws and
permit requirements, then all costs for such investigation or test and any
further investigations or tests desired by Landlord shall be borne solely and
completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any

                                       14

<PAGE>

administrative or bankruptcy proceedings, arising out of or in any way connected
with the presence, escape, seepage, leakage, spillage, discharge, emission or
release of any Hazardous Substances as a result of and during the use and
occupancy of the Premises by the Tenant on, under or about the Premises or any
adjacent lands for any violation or breach by Tenant or Tenant Parties of any of
the restrictions or covenants set forth in this paragraph 40. In the event a
claim is made upon the Landlord, the Landlord shall promptly give notice of such
claim to the Tenant, and shall promptly deliver to Tenant all information and
written material available to the Landlord relating to such claim. If such claim
is first made upon the Tenant the Tenant shall promptly give notice of such
claim to the Landlord. The Tenant shall defend in the name of the Landlord any
claim in any appropriate administrative or judicial proceedings and take
whatever actions may be reasonably requested of the Landlord to permit the
Tenant to make such defense and obtain an adjudication of such claim on the
merits, including the signing of pleadings and other documents, if necessary;
provided the Tenant shall defend the claim with counsel reasonably satisfactory
to the Landlord and Tenant provides the Landlord with evidence reasonably
satisfactory to the Landlord that the Tenant can satisfy the claim if it is
upheld. In addition to the liability for the ultimate settlement or judgment, if
any, arising out of such claim under this paragraph Tenant shall be solely
responsible for all the expenses incurred in connection with such defense or
proceedings, regardless of their outcome including attorney's fees incurred at
all trial and appellate levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                      "LANDLORD"

Witnesses:                            HUGHES, INC., a Florida corporation

                                      By:
--------------------------------         ---------------------------------------

Printed:                              Printed:
        ------------------------              ----------------------------------

                                      Title:
                                            ------------------------------------
--------------------------------

Printed:
        ------------------------

                                      "TENANT"

                                       15

<PAGE>

                                      HUGHES SUPPLY, INC., a Florida corporation

                                      By:
--------------------------------         ---------------------------------------

Printed:                              Printed:
        ------------------------              ----------------------------------

                                      Title:
                                            ------------------------------------
--------------------------------

Printed:
        ------------------------

                                       16

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       17

<PAGE>

                                Legal Description

Lots 11, 12, 13, 14, 34, 35, and that part of Lot C, lying between Lots 11
through 14 and Lots 32 through 35, Block 204, Edgewood Section of Venice, as per
Plat thereof recorded in Plat Book 2, Page 166, of the Public Records of
Sarasota County, Florida.

Includes 15,000 square feet of office and warehouse plus approximately 54,500
square feet parking and storage areas, with a street address of 341 South
Seaboard Avenue, Venice, Florida.

                                       18

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       19

<PAGE>

                                  ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 341 South Seaboard Avenue, Venice, Florida (the "Subject
Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $83,055.00,
payable in equal monthly installments of $6,921.25. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 103% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

          (b) The parties acknowledge that there is currently an overhang and a
     concrete pad at grade level which encroach onto the adjacent property along
     the southeast boundary of the Premises (the "Adjacent Premises"), all as
     more particularly described on Schedule 1 attached hereto and by this
     reference incorporated herein. Tenant is the current owner of the Adjacent
     Premises. Tenant agrees that, in the event Tenant sells the Adjacent
     Premises and/or at such time as the Subject Lease terminates, Tenant shall
     either (i) remove the encroachments; or (ii) grant Landlord an easement for
     said encroachments as depicted on Schedule 1.

     4. The Subject Lease remains in full force and effect as amended above.

                                       20

<PAGE>

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                                     LANDLORD:

                                               HUGHES, INC.,
                                               a Florida corporation

                                               By: /s/ Vincent Hughes
--------------------------------------------       -----------------------------
                                               Name:
Print Name:                                         ----------------------------
           ---------------------------------   Title:
                                                     ---------------------------

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

Print Name:
           ---------------------------------

                                               TENANT:

                                               HUGHES SUPPLY, INC.,
WITNESSES:                                     a Florida corporation

                                               By: /s/ Mark D. Scimeca
--------------------------------------------       -----------------------------
                                               Name:
Print Name:                                         ----------------------------
           ---------------------------------   Title: Associate General Counsel

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

Print Name:
           ---------------------------------

                                       21

<PAGE>

                                                                 Exhibit 10.1(k)

2439 7th Street SW
Winter Haven, Florida

                      AMENDED AND RESTATED LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE (this "Lease") is made effective as of
April 1, 2003, by and between HUGHES, INC., a Florida corporation, first party,
hereinafter referred to as "Landlord", and HUGHES SUPPLY, INC., a Florida
corporation, second party, hereinafter referred to as "Tenant" who covenant and
agree as follows:

     WHEREAS, Landlord and Tenant are parties to numerous leases (the "Original
Leases") for various sites located in Florida, including, but not limited to,
that certain lease dated March 31, 1988, as amended (the "Existing Lease"), for
the premises more particularly described therein. Landlord and Tenant are in the
process of amending and restating the majority of the Original Leases, including
the Existing Lease. In order to simplify the drafting of each amended and
restated lease, the parties are using a form document for each site. Attached to
each amended and restated lease is an Addendum "A," Additional Provisions, which
sets forth the site specific provisions for each individual site (the
"Addendum"). In each instance, in the event of any conflict between the amended
and restated lease and the Addendum, the terms of the Addendum shall control;
and

     WHEREAS, Landlord and Tenant desire to extend the term of the Existing
Lease and otherwise amend and restate the terms and conditions thereof. It is
the intent of the parties that this Lease serve as a novation of the Existing
Lease unless specifically stated to the contrary herein.

     NOW THEREFORE, for good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, the Landlord and Tenant agree as
follows:

     1. Premises. Landlord, for and in consideration of the rents, covenants,
agreements, and stipulations hereinafter mentioned, reserved and contained, to
be paid, kept and performed by Tenant, has leased and rented, and by these
presents does lease and rent, unto said Tenant, and said Tenant hereby agrees to
lease and take upon the terms and conditions which hereinafter appear, the
following described property (hereinafter called "Premises"). The Premises
consists of real property and improvements located at 2439 7/th/ Street SW,
Winter Haven, Florida, including, without limitation, an approximately 32,200
square foot building, all as set forth in Exhibit "A" attached hereto and made a
part hereof. Notwithstanding the foregoing, Landlord and Tenant acknowledge that
the square footages are not represented measurements, but estimates only. Tenant
has had the opportunity to verify the square footages, has not done so, and
Tenant, therefore, agrees to hold Landlord harmless from any discrepancy in the
estimated and actual square footage of the building. The parties acknowledge
that the legal description used in the Existing Lease may have been inaccurate,
but that the parties have not been able to verify same prior to the execution of
this Lease. It is in the best interest of the parties that Tenant continue to
use all such space it has been using under the Existing Lease, regardless of the
actual legal description or other depiction of the Premises contained in the
Existing Lease. Exhibit "A"

                                       1

<PAGE>

contains both a sketch of the Premises and the legal description. In the event
of any dispute as to what comprises the Premises, the actual space used by
Tenant under the Existing Lease shall be the accepted description, with the
sketch controlling over the address of the Premises, and the address of the
Premises controlling over the legal description attached hereto. Notwithstanding
anything herein to the contrary, Landlord shall have the right, within sixty
(60) days of the execution of this Lease, to have a new survey of the Premises
prepared and, upon approval by Tenant, said survey shall serve as the legal
description for the Premises. In the event a new survey is prepared and
available prior to execution of this Lease, the legal description and depiction
set out in the new survey (which will be a part of the Exhibit "A" attached
hereto), approved by both parties, shall control.

     2. Term. Tenant shall continue to have and hold the Premises for an
additional term of five (5) years, said additional term to commence effective as
of April 1, 2003, and to end on March 31, 2008.

     3. Rental. Tenant shall pay as rental for the Premises for the term of this
Lease the amounts set out in Addendum "A" attached hereto and made a part
hereof. The rental shall be due and payable without setoff or deduction, except
as specifically provided herein, in equal monthly installments as set out in
Addendum "A" in advance on the 1st day of each and every calendar month during
the term of this Lease. The first payment of such rental is to be made on April
1, 2003; provided, however, Landlord acknowledges that Tenant has already paid
the rent for the months of April and May, 2003, pursuant to the terms of an
extension agreement between the parties, and therefore Landlord agrees that only
the difference between the rent due under the Existing Lease and the rent due
under this Lease shall be due and payable for the month of April. All rental due
and payable under this Lease shall be made payable to: HUGHES, INC. and
delivered to the following address: P.O. Box 568065, Orlando, Florida 32856-8065
or such other address as Landlord may designate in writing to Tenant from time
to time. For questions regarding payment of rental under this Lease, Tenant may
call: Vincent Hughes at the following phone number: (407) 648-8587.

     4. Utility Bills. Tenant will pay all utility bills of all types,
including, but not limited to, water and sewer, natural gas, electricity and
sanitary pick up bills for the Premises, or used by Tenant in connection
therewith. If Tenant does not pay same, Landlord may, but shall not be obligated
to pay the same, and such payment will be added to the rental of the Premises
and reimbursed immediately to Landlord upon invoicing to Tenant.

     5. Taxes. Provided that Landlord has made arrangements for all tax-related
notices and bills to be promptly delivered directly to or forwarded to Tenant,
Tenant will pay all real property taxes, non ad valorem assessments and/or
special assessments (provided, however, that as to special assessments used to
fund improvements benefiting or located on or in the vicinity of the Premises,
which improvements have a useful life in excess of the then-remaining portion of
the additional term of this Lease, the assessments shall be paid in installments
over the longest period permitted by law or ordinance, with Tenant responsible
only for the prorated portion of such special assessments allocable to the
portion of such useful life occurring during the term of this Lease, which may
be assessed by any lawful authority against the Premises during the term of this
Lease (including any extension), including any partial year, in November of each
year or

                                       2

<PAGE>

at the earliest date possible to take advantage of the maximum discount
available. Tenant shall provide Landlord with evidence of payment of the same
within fifteen (15) days after said payment. Tenant will pay any and all ad
valorem taxes assessed against the personal property located on the Premises,
during the entire term thereof. Tenant shall have the right, at Tenant's sole
expense, to appeal any and all taxes applicable to the Premises and Landlord
agrees that Landlord will cooperate with Tenant reasonably and sign all
documents reasonably required in connection with any such appeal. Tenant may
delay payment of any portion of such taxes which are the subject of an appeal
until the resolution of such appeal, in which event Tenant shall be solely
responsible for the payment of any penalties, interest, or additional taxes
which result from such delay. Notwithstanding the foregoing, Tenant shall not
permit the filing of a tax lien against the Premises. Tenant shall pay all
applicable sales, excise or other taxes as required by law (but not income
taxes) which are due and payable on the rents and other sums paid by Tenant
hereunder at the time of payment of said rental and other sums to Landlord. Real
Estate taxes for any partial lease years shall be prorated and paid within
thirty (30) days after invoicing by Landlord.

     6. Insurance. Tenant shall carry, at Tenant's sole cost and expense and
throughout the term of this Lease and all renewals and extensions thereof: (a)
"All Risk" insurance coverage on the demised Premises in an amount not less than
the full insurable value (the term "full insurable value" will mean the actual
replacement cost, excluding foundation and excavation costs, as reasonably
determined by Landlord; (b) insurance coverage on all equipment, fixtures and
appliances owned by Tenant; and (c) comprehensive general liability insurance
coverage with respect to the Premises in an amount not less than $1,000,000.00
per occurrence and $5,000,000.00 in the aggregate.

Landlord and Tenant shall each name the other as an additional insured under all
insurance policies required by each of them to be maintained hereunder and
furnish evidence of such coverages and additional insured status in the form of
certificates of insurance to the other prior to the commencement of the term of
this Lease and at least fifteen (15) days prior to the earlier of the
commencement of each year of the term of this Lease or the date upon which such
insurance coverage would otherwise lapse if not renewed. All insurance provided
for in this Lease will be effected under enforceable policies issued by insurers
of recognized responsibility licensed to do business in the state in which the
Premises are located. If Landlord or Tenant provides any insurance required by
this Lease in the form of a blanket policy, Landlord or Tenant, as the case may
be, shall furnish satisfactory proof that such blanket policy complies in all
respects with the provisions of this Lease and that the coverage thereunder is
at least equal to the coverage which would be provided under a separate policy
covering only the Premises or common areas, if applicable.

If Landlord so requires, the policies of insurance provided for will be payable
to the holder of any mortgage, as the interest of such holder may appear,
pursuant to a standard mortgagee clause. All such policies will, to the extent
obtainable, provide that any loss will be payable to Landlord or to the holder
of any mortgage notwithstanding any act or negligence of Tenant which might
otherwise result in forfeiture of such insurance. All such policies will, to the
extent obtainable, contain an agreement by the insurers that such policies will
not be canceled without

                                       3

<PAGE>

at least thirty (30) days prior written notice to Landlord and to the holder of
any mortgage to whom loss hereunder may be payable.

If Tenant fails to maintain all insurance as provided above, or fails to furnish
Landlord timely proof and assurance of the existence and continuance of the
insurance, such failure shall be deemed a default hereunder, and Landlord may
terminate this Lease or Landlord may, but is not obligated to, take such
measures as Landlord deems desirable to obtain the insurance for Landlord's
protection, and upon written request, Tenant shall immediately reimburse
Landlord for all costs and expenses thereof. Failure of Tenant to immediately
make such payment upon request shall be deemed a default hereunder, for which
Landlord may terminate this Lease or pursue all other rights and remedies
provided under this Lease.

The parties shall fully cooperate in making claims and furnishing information to
the insurer or insurers, and obtaining settlements and payments from the insurer
or insurers.

     7. Maintenance and Repairs by Tenant. Throughout the term of the Lease
(including any extension), Tenant shall, at its own expense, keep and maintain
in substantially the same condition as at the execution of this Lease, ordinary
wear and tear excepted, the interior and exterior of the Premises, including
without limitation, the roof, all structural components of the building or
buildings on the Premises, the parking lot and all driveways, all fences and
other structures on the Premises and all systems pertaining to water,
electrical, HVAC, and lighting. Tenant shall also be responsible for remedying
all health and safety hazards associated with the Premises caused by Tenant or
Tenant's agents or invitees. Tenant will also perform routine and regular
exterior lawn and landscaping maintenance. Tenant shall enter into and maintain
throughout the term of this Lease a service agreement with a reputable vendor
for regular maintenance to the HVAC system serving the Premises, including, but
not limited to, removal of trees and/or bushes growing against structures or
fences. Tenant also shall be responsible for correcting and repairing those
items set out in Exhibit "B" attached and made a part hereof (the "Current
Repairs"), at Tenant's sole cost and expense, within one hundred eighty (180)
days of the execution of this Lease. The Current Repairs should be made in a
manner consistent with the standards of the commercial industry, and Tenant
shall maintain the Current Repairs throughout the term of the Lease (including
any extension) in good condition, ordinary wear and tear excepted. Landlord
shall have the right to have the Current Repairs inspected by an independent
third party, chosen by Landlord, and reasonably acceptable to Tenant (the
"Inspector"), to ensure that the Current Repairs have been made in accordance
with industry standards. It is the intent of the parties that the Inspector's
inspection responsibilities shall relate only to the Current Repairs. Landlord
therefore agrees that the Inspector shall not request any repairs or
modifications which are not specifically designated as a Current Repair and
Tenant shall not be responsible for any repairs or modifications which are not
specifically designated as a Current Repair. Failure to complete repairs and
correction of said items within said one hundred eighty (180) day period shall
constitute a default hereunder and Landlord shall be entitled to all rights and
remedies as provided under this Lease.

     8. [INTENTIONALLY DELETED].

                                       4

<PAGE>

     9. Destruction of or Damage to the Premises. If the Premises are totally
destroyed by storm, fire, lightning, earthquake or other casualty, this Lease
will terminate as of the date of such destruction, and rental will be accounted
for as between Landlord and Tenant as of that date. If the Premises are damaged
but not wholly destroyed by any of such casualties, rental will abate in such
proportion as use of the Premises has been destroyed, and Landlord will restore
the Premises to substantially the same condition as before the damage as
speedily as practicable, whereupon full rental will recommence; however, if the
damage will be so extensive the same cannot be reasonably repaired and restored
within three (3) months' time from the date of the casualty, then either
Landlord or Tenant may cancel this Lease by giving written notice to the other
party within thirty (30) days from the date of such casualty. In such event,
rental will be apportioned and paid up to the date of such casualty.

     10. Modifications and Alterations to the Premises. No modifications,
alterations, or improvements to the building are allowed without the prior
written consent of Landlord, which consent will not be unreasonably withheld,
conditioned or delayed. "Reasonable," as used herein, shall mean using customs
and practices generally accepted in the industry. In addition, as a condition to
any such approval, Landlord may require that any such alterations or
modifications be removed upon termination of the Lease. No openings or cuts
through the roof or the exterior walls of the buildings on the Premises shall be
permitted without the written consent of Landlord which can be granted or denied
in Landlord's reasonable discretion.

     11. Removal of Fixtures. Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, fixtures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted and to repair any damages caused by such removal.

     12. Return of the Premises. Tenant agrees to return the Premises to
Landlord at the expiration or prior termination of this Lease in good condition
and repair, reasonable wear and tear, damage by storm, fire, lightning,
earthquake or other casualty alone excepted. All trash and debris and Tenant's
personal property shall be removed from the Premises, all floors will be broom
cleaned, all carpets will be vacuumed, all restrooms will be cleaned and all
cobwebs or indications of other animal or bird encroachments will be cleaned
and/or removed from the Premises. All keys, alarm codes, equipment warrantees,
and HVAC (or other equipment used in the operation of the building and belonging
to Landlord) maintenance records kept by Tenant will be turned over to Landlord
within 30 days after Tenant vacating the Premises.

     13. Condemnation. If the whole of the Premises, or such portion thereof as
will make the Premises unusable for the purpose herein leased, be condemned by
any legally constituted authority for any public use or purpose or if Landlord
sells the Premises under threat of condemnation, then in either of said events
the term hereby granted will cease from the time when possession thereof is
taken by public authorities, and rental will be accounted for as between
Landlord and Tenant as of that date.

If there is a partial taking and if it is not so extensive as to render the
remaining portion (after restorations) unsuitable for the business of Tenant,
then this Lease will continue in effect and

                                       5

<PAGE>

Landlord, upon receipt of the award in condemnation, will expeditiously commence
and complete all necessary repairs and restorations to the Premises so as to
constitute the portion of the building not taken a complete architectural unit
and restore the Premises as nearly as practicable to its prior condition;
provided, however, that such work does not exceed the scope of the original
construction, and Landlord will not be under any duty to expend amounts in
excess of the award received by Landlord. Rent, taxes and other charges payable
by Tenant will equitably abate while Landlord's repairs and restorations are in
process. If a partial taking consists only of a street widening or utility
easement which, is reasonably determined not to materially affect Tenant's use
of the Premises including Tenant's parking and any outside storage areas, this
Lease will continue in full force and effect without abatement of rent, taxes or
other charges.

All compensation awarded for such taking or condemnation, whether for the whole
or for any part of the Premises, shall be the property of Landlord, whether such
compensation is for diminution in the value of the leasehold interest of Tenant,
the fee of the Premises, or otherwise, and Landlord shall be entitled to the
entire amount of any award for such taking or condemnation. The Tenant shall,
however, be entitled to recover from the condemning authority, if permitted by
law, any actual relocation expenses and compensation for the taking of any trade
fixtures.

     14. Compliance with Laws, Etc. Tenant agrees, at its own expense, to
promptly comply with all requirements of any legally constituted public
authority made necessary by reason of Tenant's use of said Premises. The Tenant
shall also be liable for: (a) repairs, alterations, replacements of retrofitting
required by the accessibility or path of travel requirements set forth in Title
III of the Americans With Disabilities Act of 1990, 42 USC (S) 12101, et seq.
and regulations and guidelines promulgated thereunder, as amended from time to
time (collectively, the "ADA"); (b) repairs, alterations or replacements
required to comply with federal, state or local indoor air quality laws, rules
or regulations; (c) repairs or replacements incident to CFC conversions for
heating and cooling systems; (d) installation, modification or upgrade of fire
protection and sprinkler systems; and (e) repairs, alterations or replacements
described in Exhibit "B" attached, if applicable.

     15. Assignment. Except as set forth below, Tenant may not assign this
Lease, or any interest thereunder, or sublet the Premises in whole or in part
without prior written consent of Landlord after notice of its intent to assign
or sublease, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant shall provide Landlord with the customary financial information
regarding the proposed assignee or subtenant and a statement regarding the
intended use of the property by said assignee or subtenant, except with respect
to any assignee or subtenant that is an affiliate of Tenant. Provided any such
subtenant or assignee uses the Premises for a current and existing use of
Tenant's business (regardless of whether that business is the business being
operated by the branch of Tenant currently occupying the Premises), Tenant may
(a) sublet all or part of the Premises to any corporation, the majority of whose
shares are owned by Tenant, during the period of such majority ownership only or
(b) assign this Lease to any corporation which owns more than fifty percent
(50%) of Tenant's issued and outstanding shares, or which succeeds to the entire
business of Tenant through purchase, merger, consolidation or reorganization, or
to any affiliate sharing common majority ownership with the

                                       6

<PAGE>

Tenant without Landlord's approval but with written notice of such transfer.
Subtenants or assignees will become liable directly to Landlord for all
obligations of Tenant hereunder, without relieving Tenant's liability hereunder.
Notwithstanding anything herein to the contrary, in no event shall any subtenant
or assignee use the Premises for any immoral purpose, including, but not limited
to, massage parlors, adult bookstores, adult theaters, adult amusement
facilities, or any other type of facility selling, leasing or displaying
pornographic materials. In addition, the use of any Hazardous Materials, other
than those Hazardous Materials currently used in Tenant's business (which
Hazardous Materials shall be used in conformity with all laws), by any subtenant
or assignee shall be subject to Landlord's sole, but reasonable, discretion. As
a condition of Tenant's ability to sublease the Premises, any sublease payments
in excess of the rents due under this Lease shall be payable to the Landlord as
payments are received by the Tenant.

     16. Mortgagee's Rights. Tenant's rights will be subordinate, inferior and
subject to any bona fide mortgage or deed to secure debt which is now, or may
hereafter be, placed upon the Premises by Landlord, and Tenant agrees to execute
and deliver such documentation as may be reasonably required by any such
mortgagee to effect any subordination. Provided, however, as a condition to such
subordination, Landlord must secure from each mortgagee a nondisturbance
agreement, in a form reasonable and customarily utilized in the commercial
lending industry, providing that in the event of a foreclosure the mortgagee
will recognize the validity of this Lease and, provided that Tenant is not in
default, will not disturb Tenant's possession or its rights under this Lease.
Tenant shall attorn to such mortgagee or subsequent owner.

     17. Use of the Premises. The Tenant may use the Premises for all existing
Tenant uses and for warehouse, sales, outside storage and office purposes, and
for no other use or purpose. The Premises will not be used for any illegal
purposes, nor in any manner to create any nuisance or trespass; nor in any
manner to vitiate the insurance, based on the above purposes for which the
Premises are leased.

     18. Signs. Tenant will have the right to erect at Tenant's sole expense
signage at the entrance to and upon the Premises, including but not limited to a
customary trade sign identifying the business of Tenant. The erection of signage
by Tenant will be subject to and in conformity with all applicable laws, zoning
ordinances and building restrictions or covenants of record. On or before
termination of this Lease, Tenant will remove the signage thus erected, and will
repair any damage or disfigurement, caused by such removal. All signage proposed
by Tenant shall be subject to Landlord's review and approval, which approval
shall not be unreasonably withheld, conditioned or delayed.

     19. Entry for Carding, etc. Landlord may card the Premises "For Rent" or
"For Sale" one hundred eighty (180) days before the termination of this Lease.
Landlord may enter the Premises at reasonable hours during the term of this
Lease to exhibit the same to prospective purchasers, to insure compliance by
Tenant under the Lease and to make repairs required of Landlord under the terms
hereof.

                                       7

<PAGE>

     20. Indemnity. Landlord and Tenant agree to indemnify and save harmless
each other and their respective affiliates, directors, officers, employees,
agents, servants, attorneys and representatives from any and all claims, causes
of action, damages, fines, judgments, penalties, costs, liabilities, expenses or
losses (including without limitation, reasonable attorneys' fees) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
Existing Lease or previous leases as a result of any breach of their respective
obligations under Paragraphs 7 and 14 of this Lease.

Tenant agrees to indemnify and save harmless Landlord and its parents,
subsidiaries, affiliates, directors, officers, employees, agents, servants,
attorneys and representatives from any and all claims, causes of action,
damages, fines, judgments, penalties, costs (including environmental clean-up
costs and response costs), liabilities, expenses or losses (including without
limitation, reasonable attorneys' fees and expenses of litigation and the
retention of independent counsel protecting Landlord's interests) arising during
or after the Term including without limitation during the period of time that
Tenant or Tenant's predecessors in interest have occupied the Premises under the
prior lease or previous leases: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as
now, previously or hereinafter in effect, regulating, relating to or imposing
liability or imposing standards of conduct concerning any Hazardous Materials;
or (b) as a result of the presence, disturbance, discharge, release, removal or
cleanup of Hazardous Materials or as a result of environmental contamination or
other similar conditions which existed after commencement of the Tenant's or
Tenant's predecessor's in interest original occupancy of the Premises under
previous leases and which was caused by or brought onto the Premises by Tenant,
Tenant's predecessors in interest or their respective agents, contractors,
employees, licensees and invitees; or (c) as a result of any violation by Tenant
of the accessibility or path of travel requirements of the ADA; or (d) as a
result of Tenant's (and its subtenants and assigns) use and occupancy of the
Premises since Tenant's initial occupancy. These indemnities will survive the
expiration, cancellation or termination of the Lease. In no event, however,
shall Tenant be liable for the acts of Landlord, prior owners of the Premises or
any other tenants of the Premises, it being the intent of the parties that
Tenant be liable only for its own acts and those of its employees, licensees,
agents, subtenants and assigns.

In the event Landlord becomes involved through or on account of the terms of
this Lease, or through or on account of the use or occupancy of the Premises by
Tenant, or through or on account of the conduct of Tenant's business on or about
the Premises in any controversy or litigation with a third party, Landlord shall
be entitled to retain independent counsel for the purpose of protecting or
defending Landlord for all of Landlord's costs and attorneys' fees. If Landlord
so requests, Tenant shall execute and deliver to Landlord an indemnifying bond
with surety satisfactory to Landlord, which bond shall provide for the discharge
and payment of any and all final judgments, liens, costs, damages, expenses, and
obligations of Landlord whatsoever, in or arising out of the controversy or
litigation involving Landlord, including all costs, expenses and attorneys'
fees, incurred by Landlord in protecting Landlord's interest or defending
Landlord in such controversy or litigation. In the event Tenant and Landlord
cannot agree on the amount of any such bond, Landlord shall be entitled to have
a court of competent jurisdiction to determine the amount of such bond.

                                       8

<PAGE>

     21. Default of Tenant. It is mutually agreed that in the event: (a) the
rent herein reserved is not paid at the time and place when and where due and
Tenant fails to pay said rent within five (5) days after written demand from
Landlord; or (b) Tenant will fail to comply with any material term, provision,
condition, or covenant of this Lease, other than the payment of rent, and will
not cure such failure within thirty (30) days after notice to Tenant of such
failure to comply or such additional time period as may reasonably be necessary
to effect a cure of the default provided that Tenant commences within said
thirty (30) day period and diligently pursues a cure of the default to
completion; or (c) Tenant causes any lien to be placed against the Premises and
does not cure the same within thirty (30) days after notice from Landlord to
Tenant demanding cure; or (d) proceedings under the Bankruptcy Act for
bankruptcy are filed by or against Tenant as Tenant's performance hereunder, and
if filed against Tenant, have not been dismissed within thirty (30) days after
the filing; or (e) an assignment of Tenant's property for the benefit of
creditors is made; or (f) a receiver, conservator, or similar officer is
appointed by a court of competent jurisdiction to take charge of all or a
substantial part of Tenant's property and within thirty (30) days after
appointment the officer is not discharged and possession of the property is not
restored to Tenant; or (g) Tenant's interest in the Premises or under this Lease
is the subject of taking or levy under execution, attachment, or other process
of law and the action is not cancelled or discharged within thirty (30) days
after its occurrence; or (h) Tenant abandons the Premises and leaves it in a
condition that could be vandalized or occupied by unauthorized third parties;
THEN in any of such events, Landlord will have the option to do any of the
following, in addition to, and not in limitation of any other remedy permitted
by law or in equity or by this Lease: (1) re-enter and repossess the Premises
and remove any property of Tenant thereon and store the same elsewhere at
Tenant's expense without relieving Tenant from any liability or obligation; or
(2) relet the Premises or any part thereof for Tenant's account, but without
obligation to do so and without relieving Tenant from any liability or
obligation, applying any amount received by Landlord from reletting first to all
reasonable costs and expenses incurred by Landlord in reletting; or (3) bring an
action then or thereafter against Tenant to recover the amount of any payment
owing by Tenant to Landlord as the same is due, becomes due, or accumulates; or
(4) accelerate all rent due under this Lease and bring then or thereafter an
action for all such amounts due and owing by Tenant to Landlord; or (5)
terminate this Lease by giving Tenant written notice thereof, without relieving
Tenant from any obligation or liability for payments theretofore or thereafter
becoming due or any other present or prospective damages or sums due or provided
by law or this Lease and resulting from Tenant's default; or (6) terminate this
Lease, relieving Tenant of any liability or obligation for rental payments or
others payments thereafter becoming due; or (7) exercise any combination of the
above remedies or any other remedy provided by law or in equity. Landlord's
remedies set forth in this Lease are cumulative and are not in limitation of any
remedies given by law or in equity. Landlord's forbearance to terminate shall
not waive Landlord's right to do so in the event of a continuing or subsequent
default. Any notice in this provision may be given by Landlord or its attorney.
No termination of this Lease prior to the normal ending thereof, by lapse of
time otherwise, will affect Landlord's right to collect rent for the period
prior to the termination thereof. Landlord's right to pursue any remedy afforded
to it herein or at law or in equity shall be subject to an obligation on the
part of the Landlord to take all reasonable and prompt action required by
Florida law to mitigate its damages as a result of any Tenant default.

                                       9

<PAGE>

     22. Default of Landlord. Should Landlord fail to perform any of its
obligations hereunder, Landlord will have a period of thirty (30) days after its
receipt of written notice from Tenant of a failure of performance within which
to commence a cure of that failure or such additional period of time as may
reasonably be necessary to effect a cure of the default provided that Landlord
commences said cure within said thirty (30) day period and diligently pursues a
cure of the default to completion. Failure of Landlord to commence that cure
within the 30-day period or to effect that cure within that 30-day period or the
additional period as provided above will be an event of default under this Lease
and Tenant may, at its option, elect to: (a) bring an action to require specific
performance of Landlord's obligations; (b) provide Landlord with an additional
period of time within which to effect that cure; (c) commence such cure itself,
and Tenant may either, at its option, offset any expenses it incurs in effecting
such cure against the rent and other charges due and payable by Tenant
hereunder, or require that Landlord immediately reimburse Tenant for its
expenses; provided, however, in the event of an emergency, Tenant may
immediately effect a cure of Landlord's failure should Landlord fail to act
immediately to do so, without the requirement of any notice by Tenant to
Landlord; and/or (d) pursue any other remedies provided herein or provided by
law.

     23. Warranties. Landlord warrants that Landlord owns the Premises in fee
simple and has the right to enter into this Lease and that the Premises are free
from liens and encumbrances except for utility easements and un-violated
restrictive covenants which do not materially adversely affect Tenant's intended
use of the Premises; and covenants that Tenant, provided it performs all of its
obligations under this Lease, will peaceably and quietly enjoy the Premises
during the Lease term without any disturbance from Landlord, anyone claiming by,
through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

     24. Holding Over. If Tenant remains in possession of the Premises after
expiration of the term hereof, with Landlord's acquiescence and without any
express agreement of the parties, Tenant will be a tenant-at-will at the rental
rate equal to 150% of the rent in effect at end of the Lease; and there will be
no renewal of this Lease by operation of law.

     25. Notices. Any notice given pursuant to this Lease will be in writing and
sent by certified mail to:

     (a) Landlord:   Hughes, Inc.
                     P.O. Box 568065
                     Orlando, Florida 32804
                     Attention: Vincent Hughes
                     Phone No.: (407) 648-8587 / Fax No.:
                                                          -------------

                     and

                     Hughes, Inc.
                     1411 Edgewater Drive, Suite 200
                     Orlando, Florida 32804
                     Attention: Vincent Hughes
                     Phone No.: (407) 648-8587 / Fax No.:
                                                          -------------

                                       10

<PAGE>

                              [LANDLORD TO VERIFY]

   or to such other address as Landlord may hereafter designate in writing to
                                     Tenant.

                                       11

<PAGE>

     (b) Tenant:     Hughes Supply, Inc.
                     20 North Orange Avenue, Suite 200
                     Orlando, Florida 32801
                     Attention: Associate General Counsel
                     Phone No.: (407) 841-4755 / Fax No.: (407) 649-3018

or to such other address as Tenant may hereafter designate in writing to
Landlord.

     26. Recording. This Lease shall not be recorded by either party.

     27. Construction of Lease Terms. The terms of this Lease will not be
construed more strongly against any party, regardless of which party was
responsible for the preparation and drafting of this Lease.

     28. Attorneys and Other Professional Fees. In any litigation between the
parties regarding this Lease, the losing party agrees to pay to the prevailing
party its reasonable attorneys', paralegals', accountants', consultants', and
experts' fees and expenses of litigation at all trial, appellate and alternative
dispute resolution levels and forums. For purposes of this paragraph, a party is
to be considered the prevailing party if:

     (a)  it initiated the litigation and obtains (by judgment or agreement)
          substantially the relief sought; or

     (b)  it did not initiate the litigation and the other party does not obtain
          (by judgment or agreement) substantially the relief sought.

     29. Waiver of Rights. No failure of Landlord to exercise any power given
Landlord hereunder, or to insist upon strict compliance by Tenant with its
obligations hereunder, and no custom or practice of the parties at variance with
the terms hereof will constitute a waiver of Landlord's right to demand exact
compliance with the terms hereof.

     30. Rights Cumulative. All rights, powers and privileges conferred
hereunder upon the parties hereto will be cumulative but not restrictive to
those given by law.

     31. Time of Essence. Time is of the essence of this Agreement.

     32. Definitions. "Landlord" as used in this Lease will include first party,
its heirs, representatives, assigns, and successors in title to the Premises.
"Tenant" will include second party, its heirs and representatives, assigns and
successors, and if this Lease will be validly assigned, or sublet, will include
also Tenant's assignees or sub-Tenants, as to the Premises covered by such
assignment or sub-lease. "Landlord" and "Tenant" include male and female,
singular and plural, corporation, partnership or individual, as may fit the
particular parties.

                                       12

<PAGE>

     33. Entire Agreement. This Lease contains the entire agreement of the
parties hereto, and no representations, inducements, promises or agreements,
oral or otherwise, between the parties, not embodied herein, will be of any
force or effect.

     34. Severability and Governing Law. If any term, covenant or condition of
this Lease or the application thereof to any person, entity or circumstance
will, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term, covenant, or condition to persons, entities or
circumstances other than those which or to which sued may be held invalid or
unenforceable, will not be affected thereby, and each term, covenant or
condition of this Lease will be valid and enforceable to the fullest extent
permitted by law. This Lease shall be governed by and construed in accordance
with the law of the state in which the Premises are located. Venue shall lie in
the State courts for the County where the Premises is located.

     35. Brokerage. On or before the commencement of the additional term of this
Lease, Landlord will pay a real estate commission to: Realty Capital Advisors,
Inc. as Landlord's representative and listing broker pursuant to a separate
agreement. Each of Landlord and Tenant warrants to the other that, other than as
stated in this Paragraph, and as specifically set forth herein, no commissions
are payable or due to any other broker or finder in connection with this Lease
and each of Landlord and Tenant agrees to indemnify, defend and hold the other
harmless from and against any commissions or fees or claims for commissions or
fees arising under the indemnifying party, which indemnification will expressly
survive the termination of this Lease. Tenant agrees that any fee or other
remuneration to Mohr Partners, Inc. shall be the sole responsibility of Tenant
and Tenant shall indemnify Landlord and Realty Capital Advisors, Inc. from any
claims brought by, or on behalf of, Mohr Partners, Inc.

     36. Radon Gas. RADON GAS: Radon is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in the
state in which the Premises are located. Additional information regarding radon
and radon testing may be obtained from your county public health unit.

     37. Mechanic's Liens. Landlord's interest in the Premises is not subject to
liens for improvements or work made or done by Tenant to or upon the Premises,
and such liability is expressly prohibited as contemplated by Section 713.10,
Florida Statutes. Tenant shall not cause or permit any mechanic's lien to be
placed against the Premises. If any mechanic's lien is placed against the
Premises, or any claim thereof is filed against the premises as the result of
anything done or permitted by Tenant, Tenant shall cause the same to be removed
within thirty (30) days after being notified thereof, and shall indemnify and
hold Landlord harmless from adverse effects thereof; provided, however, Landlord
shall have the right to pay and discharge any such lien if the same is not
removed by Tenant as provided herein, and Tenant shall forthwith pay to Landlord
all amounts incurred by Landlord in removing such lien, or protecting against
such lien, including, without limitation, attorneys' fees and costs.

     38. Relationship of Parties. Nothing contained in this Lease shall
constitute or be construed to create the relationship of principal and agent,
partnership, joint venturers or any other relationship between the parties
hereto other than the relationship of Landlord and Tenant.

                                       13

<PAGE>

     39. Certificates. Landlord and Tenant shall at any time from time to time,
upon not less than twenty (20) days prior written notice from the other party,
execute, acknowledge and deliver to the other party a statement, in writing,
certifying that this Lease is unmodified and in full force and effect (or if
there have been modifications, that the same is in full force and effect, as
modified and stating the modifications), and the date to which the rental has
been paid and whether or not there is any existing default by Tenant with
respect to any sums of money required to be paid by Tenant under the terms of
this Lease, or whether a notice of default has been served by Landlord or
Tenant, it being intended that any such statement delivered pursuant to this
paragraph may be relied upon by any prospective or existing mortgagee or
assignee of any mortgage or purchaser of the Premises or by any prospective
assignee or subtenant of the leasehold estate. If any such certification by
Landlord shall allege non-performance by Tenant the nature and extent of such
non-performance, insofar as actually known by Landlord, shall be summarized
therein.

     40. Hazardous Materials. The term "Hazardous Substances," as used in this
Lease shall include, without limitation, flammables, explosives, radioactive
materials, asbestos, polychlorinated biphenyls (PCB's), chemicals known or
suspected to cause cancer or reproductive disorders or birth defects,
pollutants, contaminants, hazardous wastes, solid wastes, mold, mildew,
hazardous materials, hazardous substances, toxic substances or related
materials, petroleum and petroleum products, including without limitation, any
compound or substance containing any of the foregoing, and substances declared
to be hazardous or toxic under any law, statute, ordinance, or court order or
decision, or any regulation promulgated by any agency or governmental entity,
now in effect or enacted, passed decided or promulgated at any time in the
future or that existed in the past during the Tenant's or Tenant's predecessor
in interest's previous occupancy.

          (a) Tenant's Restrictions. Tenant shall not cause, have caused or
affirmatively permit and shall take reasonable steps to avoid causing:

               (1) Any violation of any federal, state or local law, statute,
     ordinance or regulation, previously, now or hereafter enacted or
     promulgated, related to the presence, escape, seepage, leakage, spillage,
     discharge, emission or release of any Hazardous Substance on, under or
     about the Leased Premises or any other environmental conditions, on, under
     or about the Premises.

               (2) The use, generation, manufacture, refining, production,
     processing, storage or disposal of any Hazardous Substance on or about the
     Premises without Landlord's prior written consent, which written consent
     may be denied, withdrawn, conditioned or modified by Landlord at any time
     and from time to time in its sole and absolute discretion. Notwithstanding
     the foregoing, Landlord acknowledges and consents to Tenant's lawful use,
     storage and sale of those Hazardous Substances that are currently used,
     stored or sold by Tenant in the ordinary course of its business (it being
     the intent of the parties that "the ordinary course of its business" shall
     include all operations of Tenant existing at the execution of this Lease,
     regardless of whether such business is being operated on the Premises), as
     well as comparable or equivalent substances that may

                                       14

<PAGE>

     be used, stored or sold by Tenant in the future, which consent may not be
     revoked or conditioned provided Tenant is complying with all applicable
     laws, rules and regulations governing such Hazardous Materials.

          (b) Tenant's Covenants. Throughout the term of this Lease, Tenant
shall:

               (1) Afford the Landlord full and complete access to and upon the
     Premises upon reasonable prior notice and, during Tenant's business hours,
     except in the event of an emergency, in which event no prior notice is
     required so that Landlord and/or its employees or consultants may
     investigate Tenant's compliance with all environmental laws or to determine
     whether any Hazardous Substances exist or are present on, under or about
     the Premises.

               (2) Except as specifically set forth herein, at Tenant's sole
     cost and expense, cause the Premises and all of Tenant's business
     operations thereon to comply with all laws, statutes, ordinances and
     regulations governing the use, generation, transportation, storage, release
     or disposal of any Hazardous Substances by Tenant, its employees, agents or
     contractors ("Tenant Parties"). Notwithstanding anything herein to the
     contrary, Tenant shall not be responsible for curing any non-compliance
     which (i) arose prior to Tenant's initial occupancy of the Premises; and/or
     (ii) arose or may arise from an off-site source and which was not caused by
     the acts and/or omissions of Tenant or Tenant Parties; and/or (iii) arose
     or may arise as a result of the acts or omissions of Landlord, its agents,
     licensees and assigns, or any third party, it being the intent of the
     parties that Tenant shall be responsible only for the compliance of Tenant
     and Tenant Parties.

               (3) In the event that Tenant receives any warning, notice of
     violation, complaint or order in regard to any private or governmental
     action or investigation taken related to or in any way connected with the
     presence of any Hazardous Substances on, under or about the Premises,
     Tenant shall immediately upon receipt thereof deliver a copy of any such
     warning, notice or order to the Landlord.

               (4) In the event that Tenant has used or uses, generates,
     transports or stores any Hazardous Substances on or about the Premises and
     Landlord has consented to such use, generation, transportation, or storage
     in writing, then as an additional condition of such consent Tenant shall at
     its sole costs and expense apply for, obtain and continuously and
     completely comply with the conditions of any and all permits and approvals
     required therefor by any governmental authority, agency or instrumentality.

               (5) To the extent required by any applicable law related to the
     use, generation, production or storage of Hazardous Substances, Tenant
     shall keep and maintain complete and accurate records available at all
     times for inspection by Landlord, of all manifests, receipts, bills of
     lading and other indicia or evidence of the receipt of all Hazardous
     Substances and the subsequent use, processing, disposal and/or shipment of
     the Hazardous Substances, all as may be required to confirm that no loss or
     release of Hazardous Substances has occurred, or if a loss or release has
     occurred, the

                                       15

<PAGE>

     documentation will confirm the exact nature of the loss or release, and
     Tenant shall, if requested by Landlord, supply copies of all documents to
     Landlord.

               (6) In the event that the Tenant shall place upon the Premises
     any underground storage tanks, Tenant shall be responsible at its sole cost
     and expense for complete and continuous compliance with each and every one
     of the requirements of any statute or regulation with respect to
     underground storage tanks, including without limitation, Florida
     Administrative Code Chapter 17-761 and any subsequent additions or
     amendments thereto or replacements therefor, including without limitation
     the requirements regarding registration, installation, operation, repairs,
     notification, reporting, record keeping, financial responsibility of the
     operator, tank and piping performance standards, system release detection
     standards, release detection and tightness testing standards, inventory
     monitoring and reconciliation, removal from service and/or closure. All
     inventory records and testing records as may be required under Florida
     Administrative Code Chapter 17-761 shall be available for inspection by
     Landlord at any time and from time to time and all submittals to the
     Florida Department of Environmental Regulation in regard to the underground
     storage tank shall also be simultaneously delivered to Landlord.

               (7) In the event the Premises shall contain any above ground
     storage tank or storage vessel placed by Tenant, its employees, agents or
     contractors, Tenant shall be responsible at its sole cost and expense for
     complete and continuous compliance with any statues or regulations
     pertaining thereto and shall construct, after prior written approval by
     Landlord of all plans therefor, all containment dikes, revetments, holding
     areas, catch basins, or other structures or devices required by law or
     regulation. Landlord's approval of such plans shall not constitute an
     acceptance by Landlord of such construction as satisfactory for regulatory
     purposes, but shall only constitute approval for the construction to occur.

          (c) Injunctive Relief. In the event of Tenant's violation of or
noncompliance with any of the restrictions or covenants (respectively a
"Restriction" or a "Covenant") set forth in sub-paragraphs (a) and (b) above,
Tenant acknowledges and agrees that Landlord shall be irreparably harmed and may
not have an adequate remedy at law. Accordingly, Tenant hereby covenants and
agrees that in the event of any such violation or noncompliance by Tenant
Parties, Landlord shall be entitled to seek and obtain an injunction prohibiting
any threatened or continuing violation of a Covenant or Restriction, or an order
of specific performance requiring performance of a Covenant, as the case may be,
and the Landlord shall not be required to post any bond or other security in
regard to such injunction.

          (d) Environmental Testing. Landlord shall have the right at any time
and from time to time, to conduct such environmental testing and investigations
as the Landlord deems necessary and desirable. Such investigations and testing
shall be at the expense of Landlord; provided, however, that in the event that
any such investigation or test reveals the presence or existence of any
Hazardous Substance, on, under or about the Premises that is introduced by
Tenant, Tenant's predecessor in interest or their respective employees,
invitees, agents or contractors, other than Hazardous Substances on the Premises
pursuant to an approval

                                       16

<PAGE>

of Landlord which is appropriately containerized and documented fully and
completely in accordance with all applicable laws and permit requirements, then
all costs for such investigation or test and any further investigations or tests
desired by Landlord shall be borne solely and completely by Tenant.

          (e) Environmental Clean-up. In the event that any governmental
authority, agency or instrumentality or any private party notifies Tenant of the
existence of any Hazardous Substances on, under or about the Premises that is
introduced by Tenant, or its respective employees, invitees, agents or
contractors, then Tenant shall be solely and completely responsible, liable and
obligated at its sole cost and expense to clean-up and remediate the Premises
and/or any other property contaminated by any Hazardous Substances on, under or
about the Premises arising out of and occurring during the use and occupancy of
the Premises by Tenant in accordance with all standards and requirements of any
applicable government authority. In connection with such clean-up and/or
remediation, Tenant further agrees as follows:

               (1) All reports, plans, investigations and/or other written
     material to be submitted by Tenant and/or its consultants to any
     governmental authority, agency or instrumentality or any private party
     shall be submitted first to Landlord for its review and approval, which
     approval shall not be unreasonably withheld, conditioned or delayed.

               (2) Landlord shall be given prior written notice of and shall be
     afforded the opportunity to attend any discussions with any governmental
     authority, agency or instrumentality in regard to the clean-up and/or
     remediation of any Hazardous Substances on, under or about the Premises, or
     any adjacent lands.

               (3) Tenant shall promptly provide all information regarding the
     use, generation, storage, transportation, disposal, clean-up and/or
     remediation of Hazardous Substances on, under or about the Premises as
     reasonably required by Landlord from time to time.

               (4) Tenant hereby understands and agrees that Landlord shall have
     the right, but shall not be required, at any time to undertake the clean-up
     and remediation of the Premises on its own behalf at Tenant's expense in
     the event that Landlord determines in its reasonable discretion that
     Tenant's efforts have been inadequate. All expenditures of Landlord for
     such clean-up and remediation shall constitute additional rental hereunder
     and immediately due and payable upon invoicing.

          (f) Tenant's Indemnity. Tenant hereby covenants and agrees to
indemnify, defend and hold harmless Landlord, and its respective officers,
directors, beneficiaries, shareholders, partners, agents, employees and
consultants from and against any and all fines, penalties, suits, procedures,
claims, investigations, audits, inquiries and actions of every kind or nature
and any and all fees and costs incurred in connection therewith, including
attorney's fees, paralegal's fees and consultant's fees, whether incurred before
trial, at trial, upon any appellate levels or in any administrative or
bankruptcy proceedings, arising out of or in any way connected with the
presence, escape, seepage, leakage, spillage, discharge, emission or release of
any

                                       17

<PAGE>

Hazardous Substances as a result of and during the use and occupancy of the
Premises by the Tenant on, under or about the Premises or any adjacent lands for
any violation or breach by Tenant or Tenant Parties of any of the restrictions
or covenants set forth in this paragraph 40. In the event a claim is made upon
the Landlord, the Landlord shall promptly give notice of such claim to the
Tenant, and shall promptly deliver to Tenant all information and written
material available to the Landlord relating to such claim. If such claim is
first made upon the Tenant the Tenant shall promptly give notice of such claim
to the Landlord. The Tenant shall defend in the name of the Landlord any claim
in any appropriate administrative or judicial proceedings and take whatever
actions may be reasonably requested of the Landlord to permit the Tenant to make
such defense and obtain an adjudication of such claim on the merits, including
the signing of pleadings and other documents, if necessary; provided the Tenant
shall defend the claim with counsel reasonably satisfactory to the Landlord and
Tenant provides the Landlord with evidence reasonably satisfactory to the
Landlord that the Tenant can satisfy the claim if it is upheld. In addition to
the liability for the ultimate settlement or judgment, if any, arising out of
such claim under this paragraph Tenant shall be solely responsible for all the
expenses incurred in connection with such defense or proceedings, regardless of
their outcome including attorney's fees incurred at all trial and appellate
levels.

          (h) Survival. Tenant's duties, obligations and liabilities under this
paragraph are a material inducement for Landlord to enter into this Lease and
shall survive the expiration or other termination of this Lease Agreement.

     41. Reimbursement for Costs. Landlord and Tenant acknowledge that Tenant
has expended a considerable amount of time and effort in negotiating this Lease
(and the other amended and restated) with Landlord. To compensate Tenant for its
efforts, Landlord hereby agrees to pay to Tenant, in equal annual installments,
due and payable on the first day of any such lease year, an amount equal to two
percent (2%) of the base rents payable throughout the term of this Lease,
exclusive of all taxes, insurance, utilities, maintenance, and repair costs and
other expenses to be paid by Tenant hereunder.

     IN WITNESS WHEREOF, the parties herein have executed this Lease on the day
and year first above written.

                                        "LANDLORD"

Witnesses:                              HUGHES, INC., a Florida corporation

                                        By:
-----------------------------------         ------------------------------------

Printed:                                Printed:
         --------------------------              -------------------------------

                                        Title:
                                               ---------------------------------

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

Printed:
         --------------------------

                                       18

<PAGE>

                                        "TENANT"

                                        HUGHES SUPPLY, INC., a Florida
                                        corporation

                                        By:
-----------------------------------         ------------------------------------

Printed:                                Printed:
         --------------------------              -------------------------------

                                        Title:
                                               ---------------------------------

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

Printed:
         --------------------------

                                       19

<PAGE>

                                   EXHIBIT "A"

                         (Sketch and Legal Description)

                                       20

<PAGE>

                                   EXHIBIT "B"

                                (Current Repairs)

                                       21

<PAGE>

                                  ADDENDUM "A"

                             (ADDITIONAL PROVISIONS)

     THIS ADDENDUM "A" (ADDITIONAL PROVISIONS) ("Addendum") is made and entered
effective as of the 1st day of April, 2003, by and between HUGHES, INC., a
Florida corporation ("Landlord"), and HUGHES SUPPLY, INC., a Florida corporation
("Tenant"), and is attached to and is an integral part of the Subject Lease (as
defined below).

          A. Simultaneous herewith, Landlord and Tenant entered into eleven (11)
different Amended and Restated Lease Agreements for the demised premises
("Premises") described therein (collectively, the "Leases"). In order to
simplify the drafting process, the parties used a form lease to incorporate the
basic provisions of each of the Leases. This Addendum relates to the lease for
the Premises located at 2439 7th Street SW, Winter Haven, Florida (the "Subject
Lease"). The purpose of this Addendum is to set forth the site specific
provisions for the Subject Lease.

          B. Landlord and Tenant desire to amend the Subject Lease pursuant to
the terms as set forth below.

     NOW THEREFORE, in consideration of the mutual covenants contained in the
Lease and herein, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

     1. All terms and conditions set forth in the Subject Lease are herein
incorporated by this reference and the defined terms set forth herein shall have
the meanings associated to them in the Subject Lease.

     2. The base rent, as referenced in paragraph 3 of the Subject Lease, is as
follows: Annual rent for the first year of the Subject Lease is $72,450.00,
payable in equal monthly installments of $6,037.50. Thereafter, rent for each
successive year of the Subject Lease Term shall increase to an amount equivalent
to 103% of the rent for the immediately preceding year.

     3. The following paragraphs or subparagraphs (as noted) are hereby added to
the Subject Lease:

          (a) Provided it is not then in default under the Subject Lease, Tenant
     may extend the term one (1) time for a five (5) year extension by written
     notice of its election to do so given to Landlord at least one hundred
     eighty (180) days prior to the then-current expiration date. The extended
     term will be on all of the terms and conditions of the Subject Lease,
     including without limitation, the annual increase as set forth in paragraph
     2 above.

     4. The Subject Lease remains in full force and effect as amended above.

                                       22

<PAGE>

     IN WITNESS WHEREOF, the parties hereto have caused this Addendum to be
executed effective the date first written above.

WITNESSES:                              LANDLORD:

                                        HUGHES, INC.,
                                        a Florida corporation

                                        By:
-----------------------------------         ------------------------------------
Print Name:                             Name:
            -----------------------           ----------------------------------
                                        Title:
                                               ---------------------------------

-----------------------------------
Print Name:
            -----------------------

                                        TENANT:

                                        HUGHES SUPPLY, INC.,
WITNESSES:                              a Florida corporation

                                        By:
-----------------------------------         ------------------------------------
Print Name:                             Name:
            -----------------------           ----------------------------------
                                        Title:
                                               ---------------------------------

-----------------------------------
Print Name:
            -----------------------

                                       23

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