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                                                                    EXHIBIT 10.1

                       SPORTS RESORTS INTERNATIONAL, INC.
                                 ("THE COMPANY")

                          1995 LONG-TERM INCENTIVE PLAN
                     (AS AMENDED THROUGH DECEMBER 17, 2001)

                                    SECTION 1

                     Establishment of Plan; Purpose of Plan

         1.1 Establishment of Plan. Sports Resorts International, Inc., hereby
establishes the 1995 LONG-TERM INCENTIVE PLAN (the "Plan") for its corporate,
divisional, and subsidiary directors, officers, and other key employees. The
Plan permits the grant and award of Stock Options, Stock Appreciation Rights,
Restricted Stock, Stock Awards, and Tax Benefit Rights.

         1.2 Purpose of Plan. The purpose of the Plan is to provide directors,
officers, and key management employees of the Company, its divisions, and its
subsidiaries with an increased incentive to make significant and extraordinary
contributions to the long-term performance and growth of the Company and its
subsidiaries, to join the interests of directors, officers, and key employees
with the interests of the Company's stockholders through the opportunity for
increased stock ownership, and to attract and retain officers and key employees
of exceptional ability. The Plan is further intended to provide flexibility to
the Company in structuring long-term incentive compensation to best promote the
foregoing objectives.

                                    SECTION 2

                                   Definitions

                  The following words have the following meanings unless a
different meaning is plainly required by the context:

         2.1      "Act" means the Securities Exchange Act of 1934, as amended.

         2.2      "Board" means the Board of Directors of the Company.

         2.3      "Change in Control" means (a) the sale, lease, exchange, or
                  other transfer of substantially all of the Company's assets
                  (in one transaction or in a series of related transactions)
                  to, or the merger or consolidation of the Company with, a
                  corporation that is not controlled by the Company; or (b) a
                  change in control of the Company of a nature that would be
                  required to be reported in response to Item 6(e) of Schedule
                  14A of Regulation 14A promulgated under the Act; provided
                  that, without limitation, such a change in control shall be
                  deemed to have occurred if (i) any "person" (as such term is
                  used in Sections 13(d) and 14(d)(2) of the Act), other than a
                  Subsidiary or any employee benefit plan of the Company or a
                  Subsidiary or any entity holding Common Stock pursuant to the
                  terms of any such employee benefit plan, is or becomes the
                  beneficial owner (as defined in Rule 13(d)-3 under the Act),
                  directly or indirectly, of securities of the Company
                  representing twenty percent (20%) or more of the combined
                  voting power of the Company's then outstanding securities; or
                  (ii) during any period of two consecutive years, individuals
                  who at

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                  the beginning of such period constitute the Board cease for
                  any reason to constitute at least a majority of the Board,
                  unless the election, or nomination for election by the
                  Company's shareholders, of each new director was approved by a
                  vote of at least two-thirds (2/3) of the directors then still
                  in office who were directors at the beginning of the period.

         2.4      "Code" means the Internal Revenue Code of 1986, as amended.

         2.5      "Committee" means the Compensation Committee of the Board or
                  such other committee as the Board shall designate to
                  administer the Plan. The Committee shall consist of at least
                  two members of the Board and all of its members shall be
                  "nonemployee directors" as defined in Rule 16b-3 issued under
                  the Act. The Board, in its discretion, may also require that
                  members of the Committee be "outside directors" as defined in
                  the rules promulgated pursuant to Section 162(m) of the Code.

         2.6      "Common Stock" means the Common Stock of the Company, par
                  value $0.01 per share.

         2.7      "The Company" means Sports Resorts International, Inc., a
                  Michigan corporation, and its successors and assigns.

         2.8      "Incentive Award" means the award or grant of a Stock Option,
                  Stock Appreciation Right, Restricted Stock, Stock Award, or
                  Tax Benefit Right to a Participant pursuant to the Plan.

         2.9      "Market Value" of any security on any given date means: (a) if
                  the security is listed for trading on one or more national
                  securities exchanges (including the NASDAQ National Market
                  System), the last reported sales price on the principal such
                  exchange on the date in question, or if such security shall
                  not have been traded on such principal exchange on such date,
                  the last reported sales price on such principal exchange on
                  the first day prior thereto on which such security was so
                  traded; or (b) if the security is not listed for trading on a
                  national securities exchange (including the NASDAQ National
                  Market System) but is traded in the over-the-counter market,
                  the mean of highest and lowest bid prices for such security on
                  the date in question, or if there are no such bid prices on
                  the first day prior thereto on which such prices existed; or
                  (c) if neither (a) nor (b) is applicable, the value as
                  determined by any means deemed fair and reasonable by the
                  Committee, which determination shall be final and binding on
                  all parties.

         2.10     "Participant" means a corporate director or officer,
                  divisional officer, or other key employee of the Company, its
                  divisions, or its Subsidiaries who the Committee determines is
                  eligible to participate in the Plan and who is designated to
                  be granted an Incentive Award under the Plan.

         2.11     "Restricted Period" means the period of time during which
                  Restricted Stock awarded under the Plan is subject to
                  restrictions. The Restricted Period may differ among
                  Participants and may have different expiration dates with
                  respect to shares of Common Stock covered by the same
                  Incentive Award.

         2.12     "Restricted Stock" means Common Stock awarded to a Participant
                  pursuant to Section 6 of the Plan.

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         2.13     "Retirement" means the voluntary termination of all employment
                  and service as a director with the Company by a Participant
                  after the Participant has attained 60 years of age, or age 55
                  with at least five years of service, or such other age as
                  shall be determined by the Committee in its sole discretion or
                  as otherwise may be set forth in the Incentive Award agreement
                  or other grant document with respect to a Participant and a
                  particular Incentive Award.

         2.14     "Stock Appreciation Right" means a right granted in connection
                  with a Stock Option pursuant to Section 8 of the Plan.

         2.15     "Stock Award" means an award of Common Stock awarded to a
                  Participant pursuant to Section 7 of the Plan.

         2.16     "Stock Option" means the right to purchase Common Stock at a
                  stated price for a specified period of time. For purposes of
                  the Plan, a Stock Option may be either an incentive stock
                  option within the meaning of Section 422(b) of the Code or a
                  nonqualified stock option, and the option shall be interpreted
                  in accordance with such intention as stated in the applicable
                  Stock Option Agreement.

         2.17     "Subsidiary" means any corporation or other entity of which
                  fifty percent (50%) or more of the outstanding voting stock or
                  voting ownership interest is directly or indirectly owned or
                  controlled by the Company or by one or more Subsidiaries of
                  the Company.

         2.18     "Tax Benefit Right" means any right granted to a Participant
                  pursuant to Section 9 of the Plan.

                                    SECTION 3

                                 Administration

         3.1 Power and Authority. The Committee shall have full power and
authority to interpret the provisions of the Plan, and shall have full power and
authority to supervise the administration of the Plan. All determinations,
interpretations, and selections made by the Committee regarding the Plan shall
be final and conclusive. The Committee shall hold its meetings at such times and
places as it deems advisable. Action may be taken by a written instrument signed
by a majority of the members of the Committee, and any action so taken shall be
fully as effective as if it had been taken at a meeting duly called and held.
The Committee shall make such rules and regulations for the conduct of its
business as it deems advisable.

         3.2 Grants or Awards to Participants. In accordance with and subject to
the provisions of the Plan, the Committee shall have the authority to determine
all provisions of Incentive Awards as the Committee may deem necessary or
desirable and as are consistent with the terms of the Plan, including, without
limitation, the following: (a) the employees who shall be selected as
Participants; (b) the nature and extent of the Incentive Awards to be made to
each employee (including the number of shares of Common Stock to be subject to
each Incentive Award, any exercise price, the manner in which an Incentive Award
will vest or become exercisable, and the form of payment for the Incentive
Award); (c) the time or times when Incentive Awards will be granted to
employees; (d) the duration of each Incentive Award; and (e) the restrictions
and other conditions to which payment or vesting of Incentive Awards may be
subject.

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         3.3 Amendments or Modifications of Awards. The Committee shall have the
authority to amend or modify the terms of any outstanding Incentive Award
granted to an employee Participant in any manner, provided that the amended or
modified terms are not prohibited by the Plan as then in effect, including,
without limitation, the authority to: (a) modify the number of shares or other
terms and conditions of an Incentive Award; (b) extend the term of an Incentive
Award; (c) accelerate the exercisability or vesting or otherwise terminate any
restrictions relating to an Incentive Award; (d) accept the surrender of any
outstanding Incentive Award; or (e) to the extent not previously exercised or
vested, authorize the grant of new Incentive Awards in substitution for
surrendered Incentive Awards. Modification of options granted to nonemployee
directors may be made only as necessary or desirable to comply with securities
or income tax law. No such amendment or modification shall become effective
without consent of the Participant except to the extent that such amendment
operates solely to the benefit of the Participant.

         3.4 Indemnification of Committee Members. Each person who is or shall
have been a member of the Committee shall be indemnified and held harmless by
the Company from and against any cost, liability, or expense imposed or incurred
in connection with such person's or the Committee's taking or failing to take
any action under the Plan. Each such person shall be justified in relying on
information furnished in connection with the Plan's administration by any
appropriate person or persons.

         3.5 Incentive Awards for Nonemployee Directors. Directors who are not
also employees shall receive nondiscretionary Stock Options awarded
automatically under the terms of subsection 5.5, and shall not receive other
Incentive Awards.

                                    SECTION 4

                           Shares Subject to the Plan

         4.1 Number of Shares. Subject to adjustment as provided in subsection
4.2 of the Plan, a maximum of 2,000,000 shares of Common Stock shall be
available for Incentive Awards under the Plan. Such shares shall be authorized
and may be either unissued or treasury shares.

         4.2 Adjustments. If the number of shares of Common Stock outstanding
changes by reason of a stock dividend, stock split, recapitalization, merger,
consolidation, combination, exchange of shares, or any other change in the
corporate structure or shares of the Company, the number and kind of securities
subject to and reserved under the Plan, together with applicable exercise
prices, shall be appropriately adjusted. No fractional shares shall be issued
pursuant to the Plan, and any fractional shares resulting from adjustments shall
be eliminated from the respective Incentive Awards, with an appropriate cash
adjustment for the value of any Incentive Awards eliminated. If an Incentive
Award is cancelled, surrendered, modified, exchanged for a substitute Incentive
Award, or expires or terminates during the term of the Plan but prior to the
exercise or vesting of the Incentive Award in full, the shares subject to but
not delivered under such Incentive Award shall be available for other Incentive
Awards.

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                                    SECTION 5

                                  Stock Options

         5.1 Grant. A Participant may be granted one or more Stock Options under
the Plan. Stock Options shall be subject to such terms and conditions,
consistent with the other provisions of the Plan, as may be determined by the
Committee in its sole discretion. In addition, the Committee may vary, among
Participants and among Stock Options granted to the same Participant, any and
all of the terms and conditions of the Stock Options granted under the Plan. The
Committee shall have complete discretion in determining the number of Stock
Options granted to each Participant. The Committee may designate whether or not
a Stock Option is to be considered an incentive stock option as defined in
Section 422(b) of the Code.

         5.2 Stock Option Agreements. Stock Options shall be evidenced by Stock
Option agreements containing such terms and conditions, consistent with the
provisions of the Plan, as the Committee shall from time to time determine.
Stock Options shall be subject to the terms and conditions set forth in this
Section 5.

         5.3 Stock Option Price. The per share Stock Option price shall be
determined by the Committee, but shall be a price that is equal to or greater
than one hundred percent (100%) of the Market Value on the date of grant.

         5.4 Medium and Time of Payment. The exercise price for each share
purchased pursuant to a Stock Option granted under the Plan shall be payable in
cash or, in shares of Common Stock (including Common Stock to be received upon a
simultaneous exercise) or other consideration substantially equivalent to cash.
The time and terms of payment may be amended with the consent of a Participant
before or after exercise of a Stock Option, but such amendment shall not reduce
the Stock Option price. The Committee may from time to time authorize payment of
all or a portion of the Stock Option price in the form of a promissory note or
installments according to such terms as the Committee may approve. The Board may
restrict or suspend the power of the Committee to permit such loans and may
require that adequate security be provided.

         5.5 Stock Options Granted to Nonemployee Directors.

                  (a) Automatic Grants. Options shall be granted to nonemployee
         Directors on March 1 and September 1 of each year, and no discretionary
         options shall be granted to such Directors under the Plan. The number
         of shares subject to options granted on September 1, 1995, shall be 500
         shares. The number of shares to be subject to options granted on each
         succeeding option date during the term of the Plan thereafter shall be
         105% of the previous period's grant, with the result rounded up or down
         to the nearest 5 share increment. This provision for automatic grants
         shall be effective when there are insufficient shares available for
         such automatic grants under prior Company stock option plans.

                  (b) Price and Terms. The price shall be 100% of the Market
         Value as of the date of the grant and may be paid in cash or shares of
         Common Stock. The term shall be ten years.

                  (c) New Directors. Any new nonemployee Director elected or
         appointed other than on a grant date shall receive, as of the date of
         his or her election or appointment, an option for the number of shares
         granted to a nonemployee Director as of

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         the previous grant date. The option price for such new Director shall
         be the higher of the market value as of the date of grant or the market
         value as of the prior grant date.

         5.6 Limits on Exercisability. Stock Options shall be exercisable for
such periods as may be fixed by the Committee, not to exceed 10 years from the
date of grant. At the time of the exercise of a Stock Option, the holder of the
Stock Option, if requested by the Committee, must represent to the Company that
the shares are being acquired for investment and not with a view to the
distribution thereof. The Committee may in its discretion require a Participant
to continue the Participant's service with the Company and its Subsidiaries for
a certain length of time prior to a Stock Option becoming exercisable and may
eliminate such delayed vesting provisions. No Stock Option issued to directors
and employees subject to Section 16 of the Act shall be exercisable during the
first six months of its term.

         5.7 Restrictions on Transferability.

                  (a) General. Unless the Committee otherwise consents or unless
         the Stock Option agreement or grant provide otherwise: (i) no Stock
         Options granted under the Plan may be sold, exchanged, transferred,
         pledged, assigned, or otherwise alienated or hypothecated except by
         will or the laws of descent and distribution; and (ii) all Stock
         Options granted to a Participant shall be exercisable during the
         Participant's lifetime only by such Participant, his guardian, or legal
         representative.

                  (b) Other Restrictions. The Committee may impose other
         restrictions on any shares of Common Stock acquired pursuant to the
         exercise of a Stock Option under the Plan as the Committee deems
         advisable, including, without limitation, restrictions under applicable
         federal or state securities laws.

         5.8 Limits on Grants. No Participant shall be granted, during any
calendar year, Options to purchase more than 250,000 shares of Common Stock,
subject to adjustment as provided in subsection 4.2 of the Plan. The purpose of
this subsection 5.8 is to ensure that the Plan provides performance based
compensation under Section 162(m) of the Code. This subsection 5.8 shall be
interpreted or amended to achieve that purpose.

         5.9 Termination of Employment or Directorship.

                  (a) General. If a Participant ceases to be employed by or a
         director of the Company or one of its Subsidiaries for any reason other
         than the Participant's death, disability, Retirement, or termination
         for cause, the Participant may exercise his Stock Options only for a
         period of three months after such termination of employment or director
         status, but only to the extent the Participant was entitled to exercise
         the Stock Options on the date of termination, unless the Committee
         otherwise consents or the terms of the Stock Option agreement or grant
         provide otherwise. For purposes of the Plan, the following shall not be
         deemed a termination of employment or officer status: (i) a transfer of
         an employee from the Company to any Subsidiary; (ii) a leave of
         absence, duly authorized in writing by the Company, for military
         service or for any other purpose approved by the Company if the period
         of such leave does not exceed 90 days; (iii) a leave of absence in
         excess of 90 days, duly authorized in writing by the Company, provided
         that the employee's right to reemployment is guaranteed either by
         statute or contract; or (iv) a termination of employment with continued
         service as a director.

                  (b) Death. If a Participant dies either while an employee or
         director of the Company or one of its Subsidiaries or after the
         termination of employment other than for

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         cause but during the time when the Participant could have exercised a
         Stock Option under the Plan, the Stock Option issued to such
         Participant shall be exercisable by the personal representative of such
         Participant or other successor to the interest of the Participant for
         one year after the Participant's death, but only to the extent that the
         Participant was entitled to exercise the Stock Option on the date of
         death or termination of employment or directorship, whichever first
         occurred, unless the Committee otherwise consents or the terms of the
         Stock Option agreement or grant provide otherwise.

                  (c) Disability. If a Participant ceases to be an employee or
         director of the Company or one of its Subsidiaries due to the
         Participant's disability, the Participant may exercise a Stock Option
         for a period of one year following such termination of employment or
         directorship, but only to the extent that the Participant was entitled
         to exercise the Stock Option on the date of such event, unless the
         Committee otherwise consents or the terms of the Stock Option agreement
         or grant provide otherwise.

                  (d) Participant Retirement. If a Participant Retires as an
         employee or director of the Company or one of its Subsidiaries, any
         Stock Option granted under the Plan may be exercised during the
         remaining term of the Stock Option, unless the terms of the Stock
         Option agreement or grant provide otherwise.

                  (e) Termination for Cause. If a Participant is terminated for
         cause, the Participant shall have no further right to exercise any
         Stock Option previously granted.

                                    SECTION 6

                                Restricted Stock

         6.1 Grant. A Participant may be granted Restricted Stock under the
Plan. Restricted Stock shall be subject to such terms and conditions, consistent
with the other provisions of the Plan, as shall be determined by the Committee
in its sole discretion. The Committee may impose such restrictions or
conditions, consistent with the provisions of the Plan, to the vesting of
Restricted Stock as it deems appropriate. No more than one-half of the total
shares available for Incentive Awards under the Plan shall be awarded in the
form of Restricted Stock. Forfeited Restricted Stock shall again become
available for awards of Restricted Stock.

         6.2 Restricted Stock Agreements. Awards of Restricted Stock shall be
evidenced by Restricted Stock agreements containing such terms and conditions,
consistent with the provisions of the Plan, as the Committee shall from time to
time determine. Unless a Restricted Stock agreement provides otherwise,
Restricted Stock Awards shall be subject to the terms and conditions set forth
in this Section 6.

         6.3 Termination of Employment or Officer Status.

                  (a) General. In the event of termination of employment during
         the Restricted Period for any reason other than death, disability,
         Retirement, or termination for cause, then any shares of Restricted
         Stock still subject to restrictions at the date of such termination
         shall automatically be forfeited and returned to the Company; provided,
         however, that in the event of a voluntary or involuntary termination of
         the employment of a Participant by the Company, the Committee may, in
         its sole discretion, waive the automatic forfeiture of any or all such
         shares of Restricted Stock and/or may add such new restrictions to such
         shares of Restricted Stock as it deems appropriate. For purposes of

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         the Plan, the following shall not be deemed a termination of
         employment: (i) a transfer of an employee from the Company to any
         Subsidiary; (ii) a leave of absence, duly authorized in writing by the
         Company, for military service or for any other purpose approved by the
         Company if the period of such leave does not exceed 90 days; (iii) a
         leave of absence in excess of 90 days, duly authorized in writing by
         the Company, provided that the employee's right to reemployment is
         guaranteed either by statute or contract; and (iv) a termination of
         employment with continued service as a director.

                  (b) Death, Retirement, or Disability. Unless the Committee
         otherwise consents or unless the terms of the Restricted Stock
         agreement or grant provide otherwise, in the event a Participant
         terminates his or her employment with the Company because of death,
         disability, or Retirement during the Restricted Period, the
         restrictions applicable to the shares of Restricted Stock shall
         terminate automatically with respect to that number of shares (rounded
         to the nearest whole number) equal to the total number of shares of
         Restricted Stock granted to such Participant multiplied by the number
         of full months that have elapsed since the date of grant divided by the
         maximum number of full months of the Restricted Period. All remaining
         shares shall be forfeited and returned to the Company; provided,
         however, that the Committee may, in its sole discretion, waive the
         restrictions remaining on any or all such remaining shares of
         Restricted Stock either before or after the death, disability, or
         Retirement of the Participant.

                  (c) Termination for Cause. If a Participant's employment is
         terminated for cause, the Participant shall have no further right to
         exercise or receive any Restricted Stock, and all Restricted Stock
         still subject to restrictions at the date of such termination shall
         automatically be forfeited and returned to the Company.

         6.4 Restrictions on Transferability.

                  (a) General. Unless the Committee otherwise consents or unless
         the terms of the Restricted Stock agreement or grant provide otherwise:
         (i) shares of Restricted Stock shall not be sold, exchanged,
         transferred, pledged, assigned, or otherwise alienated or hypothecated
         during the Restricted Period except by will or the laws of descent and
         distribution; and (ii) all rights with respect to Restricted Stock
         granted to a Participant under the Plan shall be exercisable during the
         Participant's lifetime only by such Participant, his or her guardian,
         or legal representative.

                  (b) Other Restrictions. The Committee may impose other
         restrictions on any shares of Common Stock acquired pursuant to an
         award of Restricted Stock under the Plan as the Committee deems
         advisable, including, without limitation, restrictions under applicable
         federal or state securities laws.

         6.5 Legending of Restricted Stock. Any certificates evidencing shares
of Restricted Stock awarded pursuant to the Plan shall bear the following
legend:

                  The shares represented by this certificate were issued subject
         to certain restrictions under Sports Resorts International, Inc. 1995
         LONG-TERM INCENTIVE PLAN (the "Plan"). A copy of the Plan is on file in
         the office of the Secretary of the Company. This certificate is held
         subject to the terms and conditions contained in a restricted stock
         agreement that includes a prohibition against the sale or transfer of
         the stock represented by this certificate except in compliance with
         that agreement, and that provides for forfeiture upon certain events.

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         6.6 Representations and Warranties. A Participant who is awarded
Restricted Stock shall represent and warrant that the Participant is acquiring
the Restricted Stock for the Participant's own account and investment and
without any intention to resell or redistribute the Restricted Stock. The
Participant shall agree not to resell or distribute such Restricted Stock after
the Restricted Period except upon such conditions as the Company may reasonably
specify to ensure compliance with federal and state securities laws.

         6.7 Rights as a Stockholder. A Participant shall have all voting,
dividend, liquidation, and other rights with respect to Restricted Stock held of
record by such Participant as if the Participant held unrestricted Common Stock;
provided, however, that the unvested portion of any award of Restricted Stock
shall be subject to any restrictions on transferability or risks of forfeiture
imposed pursuant to subsections 6.1 and 6.4 of the Plan. Unless the Committee
otherwise determines or unless the terms of the Restricted Stock agreement or
grant provide otherwise, any noncash dividends or distributions paid with
respect to shares of unvested Restricted Stock shall be subject to the same
restrictions as the shares to which such dividends or distributions relate.

                                    SECTION 7

                                  Stock Awards

         7.1 Grant. A Participant may be granted one or more Stock Awards under
the Plan in lieu of, or as payment for, the rights of a Participant under any
other compensation plan, policy, or program of the Company or its Subsidiaries.
Stock Awards shall be subject to such terms and conditions, consistent with the
other provisions of the Plan, as may be determined by the Committee in its sole
discretion.

         7.2 Rights as a Stockholder. A Participant shall have all voting,
dividend, liquidation, and other rights with respect to shares of Common Stock
issued to the Participant as a Stock Award under this Section 7 upon the
Participant becoming the holder of record of the Common Stock granted pursuant
to such Stock Awards; provided, however, that the Committee may impose such
restrictions on the assignment or transfer of Common Stock awarded pursuant to a
Stock Award as it deems appropriate.

                                    SECTION 8

                            Stock Appreciation Rights

         8.1 Grant. The Committee may grant Stock Appreciation Rights to
individuals granted related options under the Plan.

         8.2 Restrictions. A Stock Appreciation Right may be granted
simultaneously with or subsequent to the option to which the right is related,
but each Stock Appreciation Right must relate to a particular option. In
exchange for the surrender in whole or in part of the right to exercise the
related option to purchase shares of Common Stock, the exercise of a Stock
Appreciation Right shall entitle a Plan participant to an amount equal to the
appreciation in value of the shares covered by the related option surrendered.
Such appreciation in value shall be equal to the excess of the market value of
such shares at the time of the exercise of the Stock Appreciation Right over the
option price of such shares. Stock Appreciation Rights may be exercised only
when the related option could be exercised and only when the market price of the
stock subject to the option exceeds the exercise price of the option. Neither a
Stock Appreciation Right nor any related stock option issued to officers and
directors subject to Section 16 of

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the Securities and Exchange Act of 1934 shall be exercisable during the first
six months of the terms of the respective right or option.

         8.3 Payment. Upon the exercise of a Stock Appreciation Right, payment
by the Company may be made in cash, in shares of Common Stock, or partly in cash
and partly in shares of Common Stock. The Committee shall have sole discretion
to determine the form of payment made upon the exercise of a Stock Appreciation
Right. If payment is made in shares of Common Stock, such shares shall be valued
at their market value as of the date of surrender of the right to exercise the
option. When an appreciation right is exercised pursuant to an option, the
shares subject to the underlying option shall no longer be available for grant
of Incentive Awards under the Plan.

                                    SECTION 9

                               Tax Benefit Rights

         9.1 Grant. A Participant may be granted Tax Benefit Rights under the
Plan to encourage a Participant to exercise Stock Options and provide certain
tax benefits to the Company. A Tax Benefit Right entitles a Participant to
receive from the Company or a Subsidiary a cash payment not to exceed the amount
calculated by multiplying the ordinary income, if any, realized by the
Participant for federal tax purposes as a result of the exercise of a
nonqualified stock option, or the disqualifying disposition of shares acquired
under an incentive stock option, by the maximum federal income tax rate
(including any surtax or similar charge or assessment) for corporations, plus
the applicable state and local tax imposed on the exercise of the Stock Option
or the disqualifying disposition.

         9.2 Restrictions. A Tax Benefit Right may be granted only with respect
to a stock option issued and outstanding or to be issued under the Plan or any
other plan of the Company or its Subsidiaries that has been approved by the
shareholders as of the date of the Plan and may be granted concurrently with or
after the grant of the stock option. Such rights with respect to outstanding
stock options shall be issued only with the consent of the Participant if the
effect would be to disqualify an incentive stock option, change the date of
grant or the exercise price, or otherwise impair the Participant's existing
stock options. A stock option to which a Tax Benefit Right has been attached
shall not be exercisable by a director, officer or employee subject to Section
16 of the Act for a period of six months from the date of the grant of the Tax
Benefit Right.

         9.3 Terms and Conditions. The Committee shall determine the terms and
conditions of any Tax Benefit Rights granted and the Participants to whom such
rights will be granted with respect to stock options under the Plan or any other
plan of the Company. The Committee may amend, cancel, limit the term of, or
limit the amount payable under a Tax Benefit Right at any time prior to the
exercise of the related stock option, unless otherwise provided under the terms
of the Tax Benefit Right. The net amount of a Tax Benefit Right, subject to
withholding, may be used to pay a portion of the stock option price, unless
otherwise provided by the Committee.

                                   SECTION 10

                                Change in Control

         10.1 Acceleration of Vesting. If a Change in Control of the Company
shall occur, then, unless the Committee or the Board otherwise determines with
respect to one or more Incentive Awards, without action by the Committee or the
Board (a) all outstanding Stock Options shall become immediately

                                    Page 10

<PAGE>
exercisable in full and shall remain exercisable during the remaining term
thereof, regardless of whether the Participants to whom such Stock Options have
been granted remain in the employ or service of the Company or any Subsidiary;
and (b) all other outstanding Incentive Awards shall become immediately fully
vested and nonforfeitable.

         10.2 Cash Payment for Stock Options. If a Change in Control of the
Company shall occur, then the Committee, in its sole discretion, and without the
consent of any Participant affected thereby, may determine that some or all
Participants holding outstanding Stock Options shall receive, with respect to
some or all of the shares of Common Stock subject to such Stock Options, as of
the effective date of any such Change in Control of the Company, cash in an
amount equal to the greater of the excess of (a) the highest sales price of the
shares on the NASDAQ Market System (or other public exchange upon which the
Company's stock is then traded) on the date immediately prior to the effective
date of such Change in Control of the Company or (b) the highest price per share
actually paid in connection with any Change in Control of the Company over the
exercise price per share of such Stock Options.

         10.3 Limitation on Change in Control Payments. Notwithstanding anything
in subsection 10.1 or 10.2 to the contrary, if, with respect to a Participant,
the acceleration of the vesting of an Incentive Award as provided in subsection
10.1 or the payment of cash in exchange for all or part of a Stock Option as
provided in subsection 10.2 (which acceleration or payment could be deemed a
"payment" within the meaning of Section 280G(b)(2) of the Code), together with
any other payments that such Participant has the right to receive from the
Company or any corporation that is a member of an "affiliated group" (as defined
in Section 1504(a) of the Code without regard to Section 1504(b) of the Code) of
which the Company is a member, would constitute a "parachute payment" (as
defined in Section 280G(b)(2) of the Code), then the payments to such
Participant pursuant to subsection 10.1 or 10.2 shall be reduced to the largest
amount as will result in no portion of such payments being subject to the excise
tax imposed by Section 4999 of the Code.

                                   SECTION 11

                               General Provisions

         11.1 No Rights to Awards. No Participant or other person shall have any
claim to be granted any Incentive Award under the Plan, and there is no
obligation of uniformity of treatment of Participants or holders or
beneficiaries of Incentive Awards under the Plan. The terms and conditions of
Incentive Awards of the same type and the determination of the Committee to
grant a waiver or modification of any Incentive Award and the terms and
conditions thereof need not be the same with respect to each Participant.

         11.2 Withholding. The Company or a Subsidiary shall be entitled to (a)
withhold and deduct from future wages of a Participant (or from other amounts
that may be due and owing to a Participant from the Company or a Subsidiary), or
make other arrangements for the collection of, all legally required amounts
necessary to satisfy any and all federal, state, and local withholding and
employment-related tax requirements attributable to an Incentive Award,
including, without limitation, the grant, exercise, or vesting of, or payment of
dividends with respect to, an Incentive Award or a disqualifying disposition of
Common Stock received upon exercise of an incentive stock option; or (b) require
a Participant promptly to remit the amount of such withholding to the Company
before taking any action with respect to an Incentive Award. Unless the
Committee determines otherwise, withholding may be satisfied by withholding
Common Stock to be received upon exercise or by delivery to the Company of
previously owned Common Stock. The Company may establish such rules and
procedures concerning timing of any withholding election as it deems appropriate
to comply with Rule 16b-3 under the Act.

                                    Page 11

<PAGE>

         11.3 Compliance With Laws; Listing and Registration of Shares. All
Incentive Awards granted under the Plan (and all issuances of Common Stock or
other securities under the Plan) shall be subject to all applicable laws, rules,
and regulations, and to the requirement that if at any time the Committee shall
determine, in its discretion, that the listing, registration, or qualification
of the shares covered thereby upon any securities exchange or under any state or
federal law, or the consent or approval of any governmental regulatory body, is
necessary or desirable as a condition of, or in connection with, the grant of
such Incentive Award or the issue or purchase of shares thereunder, such
Incentive Award may not be exercised in whole or in part, or the restrictions on
such Incentive Award shall not lapse, unless and until such listing,
registration, qualification, consent, or approval shall have been effected or
obtained free of any conditions not acceptable to the Committee.

         11.4 Limit on Plan Awards. No Participant shall be eligible to receive
Incentive Awards under the Plan which in the aggregate constitute more than 25%
of the total Incentive Awards granted under the Plan.

         11.5 No Limit on Other Compensation Arrangements. Nothing contained in
the Plan shall prevent the Company or any Subsidiary from adopting or continuing
in effect other or additional compensation arrangements, including the grant of
stock options and other stock-based awards, and such arrangements may be either
generally applicable or applicable only in specific cases.

         11.6 No Right to Employment. The grant of an Incentive Award shall not
be construed as giving a Participant the right to be retained in the employ of
the Company or any Subsidiary. The Company or any Subsidiary may at any time
dismiss a Participant from employment, free from any liability or any claim
under the Plan, unless otherwise expressly provided in the Plan or in any
written agreement with a Participant.

         11.7 Governing Law. The validity, construction, and effect of the Plan
and any rules and regulations relating to the Plan shall be determined in
accordance with the laws of the State of Michigan and applicable federal law.

         11.8 Severability. In the event any provision of the Plan shall be held
illegal or invalid for any reason, the illegality or invalidity shall not affect
the remaining provisions of the Plan, and the Plan shall be construed and
enforced as if the illegal or invalid provision had not been included.

                                   SECTION 12

                            Termination and Amendment

                  The Board may terminate the Plan at any time, or may from time
to time amend the Plan as it deems proper and in the best interests of the
Company, provided that without stockholder approval no such amendment may: (a)
materially increase either the benefits to Participants under the Plan or the
number of shares that may be issued under the Plan; (b) materially modify the
eligibility requirements; (c) modify the formula grant provisions of subsection
5.5 with respect to nonemployee directors more than once in any six month
period, or (d) impair any outstanding Incentive Award without the consent of the
Participant, except according to the terms of the Plan or the Incentive Award.
No termination, amendment, or modification of the Plan shall become effective
with respect to any Incentive Award previously granted under the Plan without
the prior written consent of the Participant holding such Incentive Award unless
such amendment or modification operates solely to the benefit of the
Participant.

                                    Page 12

<PAGE>
                                   SECTION 13

                     Effective Date and Duration of the Plan

                  This Plan shall take effect upon approval by the shareholders
at the 1995 Annual Meeting of Shareholders or any adjournment thereof or at a
Special Meeting of Shareholders. Unless earlier terminated by the Board of
Directors, the Plan shall terminate on November 21, 2005. No Incentive Award
shall be granted under the Plan after such date.

                                    Page 13<PAGE>
                                                                    EXHIBIT 10.5

                                 LEASE AGREEMENT
                                 BY AND BETWEEN

                              620 PLATT ROAD, LLC
                                    (Lessor)

                                       AND

                     THE COLONEL'S TRUCK ACCESSORIES, INC.
                                    (Lessee)

                             DATED: January 1, 2000

--------------------------------------------------------------------------------
                                      INDEX

Article I - The Demised Premises and the Term                                  1

         Section 1.01 - The Property Leased                                    1
         Section 1.02 - The Demised Term                                       1

 Article II - Rent

         Section 2.01 - Covenant                                               1
         Section 2.02 - Rental                                                 1

 Article III - Possession                                                      2

         Section 3.01 - Effect of Holding Over                                 2
         Section 3.02 - Quiet Enjoyment                                        2

 Article IV - Use of Demised Premises                                          2

         Section 4.01 - Waste and Conformance with Laws                        2
         Section 4.02 - Lessee's Use                                           2
         Section 4.03 - Compliance                                             2
         Section 4.04 - Existing Conditions                                    3

  Article V - Taxes                                                            4

         Section 5.01 - Taxes and Assessments                                  4
         Section 5.02 - Personal Property Taxes                                4

  Article VI- Care of Demised Premises                                         4

         Section 6.01 - Injury to Buildings                                    4

<PAGE>

  Article VII -
         Section 7.01 - Facilities Provided by Lessor                          5
         Section 7.02 - Payment for Electricity and
              Utilities by Lessee                                              5
         Section 7.03 - Non-Liability of Lessor                                5

  Article VIII - Maintenance of Buildings                                      5
         Section 8.01 - Obligations of Lessee                                  5

  Article IX - Signs, Alterations and Renovations                              5
        Section 9.01 - Signs                                                   5
        Section 9.02 - Ownership of Improvements                               6
        Section 9.03 - Alterations                                             6

  Article X - Indemnification                                                  7
        Section 10.01 - Lessee's Obligation                                    7

  Article XI - Insurance                                                       7
        Section 11.01 - Lessee Shall Insure the
              Demised Premises                                                 7
        Section 11.02 - Lessee's Insurance                                     7

  Article XII - Assignment and Liens                                           9
        Section 12.01 - Consent to Assignment                                  9
        Section 12.02 - Assignment and Subletting                              9
        Section 12.03 - Information to be Furnished                            9
        Section 12.04 - Exempt Sublets                                         9
        Section 12.05 - Liens                                                 10

  Article XIII - Access to Demised Premises                                   10
        Section 13.01 - By Lessor                                             10

  Article XIV - Damages                                                       10
        Section 14.01 - Lessor's Obligation to Rebuild                        10
        Section 14.02 - Right to Terminate                                    10
        Section 14.03 - Limited Obligation to Repair                          11
        Section 14.04 - Non-abatement of Rent                                 11
        Section 14.05 - Damage Near End of Term                               12

  ARTICLE XV - Default and Remedies of Lessor                                 12
        Section 15.01 - Lessee's Default                                      12
        Section 15.02 - Remedies                                              12
        Section 15.03 - Lessor's Default                                      14

                                       ii
<PAGE>

  Article XVI - Eminent Domain                                                14
        Section 16.01 - Total Condemnation                                    14
        Section 16.02 - Partial Compensation                                  14

  Article XVII - Subordination                                                15
         Section 17.01 - Subordination                                        15

  Article XVIII - Notices                                                     15

  Article IXX - Construction                                                  16
         Section 19.01 - Relationship of Parties and
              Construction of Amendment                                       15

  Article XX - Consent Not Unreasonably Withheld
         Non-Waiver                                                           16
         Section 20.01 - Lessor's Consent                                     16

  Article XXI - Miscellaneous Terms and Conditions                            16
         Section 21.01 - Supersedes All Prior Agreements                      16
         Section 21.02 - Governing Law                                        16
         Section 21.03 - Invalid Provisions                                   17
         Section 21.04 - Binding Effect                                       17
         Section 21.05 - Right of First Refusal                               17
         Section 21.06 - Attorneys' Fees                                      17
         Section 21.07 - Late Payment Charges                                 17
         Section 21.09 - Estoppel Certificates                                17

EXHIBITS:
         A - Real Property

                                       iii

<PAGE>

                                      LEASE

THIS LEASE, executed this 1st day of January, 2000, by and between 620 Platt
Road, LLC (Hereinafter referred to as the "Lessor"), and THE COLONEL'S, TRUCK
ACCESSORIES, INC., a Michigan corporation, of 5550 Occidental Highway, Tecumseh,
Michigan (hereinafter referred to as the "Lessee").

W I T N E S S E T H

WHEREAS, the Lessor desires to lease to the Lessee and the Lessee desires to
lease from the Lessor the real property and improvements commonly known as 951
Aiken Road, Michigan, and further identified by its legal description in Exhibit
A; and
WHEREAS, the parties hereto wish to set forth other terms and conditions
relative to their business agreements;
NOW, THEREFORE, in consideration of the premises, the mutual covenants herein
contained and each and every act to be performed hereunder by either of the
parties, such parties enter into the following Agreement:

ARTICLE I
The Demised Premises and the Term

Section 1.01. The Property Leased. The Lessor hereby lets and demises to the
Lessee, and the Lessee hereby leases from the Lessor, the real property with all
improvements and appurtenances described on Exhibit A. The said real property
and improvements and appurtenances to be leased pursuant to this Agreement is
sometimes hereinafter referred to as the "Demised Premises".

Section 1.02. The Demised Term. To have and to hold the Demised Premises with
the rights, privileges, easements and appurtenances thereto attaching and
belonging, to the Lessee, its successors and assigns, with a quiet and
undisturbed possession to Lessee, for a term beginning on January 1, 2000 and
extending for 120 months from such date to and including December 31, 2009 (such
period being hereinafter referred to as the "Demised Term").

ARTICLE II
Rent

Section 2.01. Covenant. The Lessee covenants that it will pay the rental set
forth below for the Demised premises to the Lessor, at 5550 Occidental Highway,
Tecumseh, MI 49286, or at such other address that the Lessor may specify from
time to time.
Section 2.20. Rental. For the Demised Term the Lessee will pay to the Lessor a
rental of a monthly rent (hereinafter "Monthly Rent") of $50,000 Dollars per

<PAGE>

month plus such other amounts as are set forth herein on the first (1st) day of
each month of the Demised Term.

ARTICLE III
Possession

Section 3.01. Effect of Holding Over. If Lessee remains in possession of all or
any part off the Demised Premises after the expiration of the Demised Term, with
the express or implied consent of Lessor, such tenancy shall be month-to-month
only and shall not constitute a renewal or extension for any further term. If
Lessor remains in possession either with or without Lessor's consent, Monthly
Rent shall be increased to an amount equal to One Hundred Twenty-Five (125%)
percent of the Monthly Rent payable during the last month of the Demised Term,
and any other sums due under this Lease shall be payable in the amount and at
the times specified in this Lease. Such month-to-month tenancy shall be subject
to every other term, condition, and covenant contained herein. If Lessee remains
in possession without Lessor's consent, Lessee shall indemnify, defend and hold
Lessor harmless from all claims, costs and liabilities including attorneys' fees
and costs, arising from or in connection with Lessee remaining in possession.

Section 3.02. Quiet Enjoyment. Lessor covenants that Lessee, upon performing the
terms, conditions and covenants of this Lease, shall have quiet and peaceful
possession of the Demised Premises as against any person claiming the same by,
through or under Lessor.

ARTICLE IV
Use of Demised Premises

Section 4.01. Waste and Conformance with Laws. No waste or damage shall be
committed upon or to the Demised Premises. The Demised Premises shall not be
used for any unlawful purpose, and no violations of law shall be committed
thereon by Lessee or its employees. The Lessee shall at its own cost and expense
promptly comply with all laws, rules, orders, ordinances and regulations of the
federal, state and city governments and any and all of their departments and
bureaus and those of any other competent authority relating to the use of
the Demised Premises or to the condition of the portion thereof which the Lessee
is required to maintain.

Section 4.02, Lessee's Use. Lessee shall use the Demised Premises solely for
industrial use including warehouse and related office uses and shall not use the
Demised Premises for any other purpose without obtaining the prior written
consent of the Lessor.

Section 4.03. Compliance. Lessee shall not commit any public or private nuisance
or any other act of thing which might or would disturb the quiet

                                       2

<PAGE>
enjoyment of any other tenant or any occupant of nearby property. Lessee shall
place no loads upon the floors, walls or ceilings in excess of the maximum
designed load determined by Lessor or which endanger the structure of the
Demised Premises nor place any harmful liquids in the drainage systems nor pump
or store waste materials or refuse or allow such to remain outside the building
proper, except in the enclosed trash areas provided. Lessee shall not store or
permit to be stored or otherwise place any other material of any nature
whatsoever outside the building.

  (a) "Hazardous Material" shall mean any substance or material which is capable
of posing a risk of injury to health, safety or property, including all of
those materials and substances designated as hazardous or toxic by any federal,
state or local law, ordinance, rule, regulation or policy.
  (b) Lessee shall not introduce any Hazardous Material in on or adjacent to
the Demised Premises without complying with all applicable federal, state and
local laws, ordinances, rules, regulations, and policies relating to the
release, storage, use, disposal, transportation or clean-up of Hazardous
Materials, including, but not limited to, the obtaining of proper permits.
Lessee shall immediately notify Lessor of any release or contamination or any
inquiry, test, investigation, or enforcement proceeding by or against Lessee or
the Demised Premises concerning a Hazardous Material of which Lessee has
knowledge. If Lessee's release, storage, use, disposal or transportation of any
Hazardous Material in, on or adjacent to the Demised Premises results in any
contamination of the Demised Premises, or the soil, or surface or groundwater in
or about the Demised Premises, Lessee shall clean-up all such contamination at
its expense. Lessee shall indemnify, defend and hold Lessor harmless from and
against any claims, suits, causes of action, costs, fees, including attorneys'
fees and costs, arising out of or in connection with (i) any such contamination
to the extent caused by the acts or omissions of Lessee, its agents, employees,
contractors, invitees, or Subtenants, (ii) any clean-up work, inquiry or
enforcement proceeding arising out of or in connection with such contamination,
(iii) any Hazardous Materials released, stored, used, disposed of, or
transported by Lessee or its agents, employees, contractors or invitees, or (iv)
any loss or damage to persons or property resulting from items (i) through (iii)
above. Lessee's obligations under this subparagraph shall survive the
termination of this Lease.

Section 4.04 Existing conditions. Tenant shall be responsible for any
remediation required for conditions which did or may have existed on the
premises before the term of this lease, as if those conditions were ones caused
or permitted by the Tenant under Section 4.03, except that Tenant's liability
under this sub-section (4.04) shall not exceed an aggregate amount of
$1,000,000.

                                       3

<PAGE>

ARTICLE V
Taxes

Section 5.01. Taxes and Assessments. Lessee shall be responsible for and shall
pay for all Michigan Single Business taxes, and all real and/or personal
property taxes assessed or due by any governmental authority for the respective
taxes assessed or due on the Demised Premises. Lessee shall also pay prior to
delinquency all real property taxes which are defined as: Any form of
assessment, license, fee, rent tax, levy, penalty (if a result of Lessee's
delinquency), or tax (other than net income, estate, succession, inheritance,
transferor franchise taxes), imposed by any authority having the direct or
indirect power to tax, or by any city, county, state or federal government or
any improvement or other district or division thereof, whether such tax is: (i)
determined by the area of the Demised Premises, the rent or other sums payable
hereunder by Lessee or by other sub-lessees, including, but not limited to, any
gross income or excise tax levied by any of the foregoing authorities with
respect to receipt of such rent or other sums due under this Lease: (ii) imposed
upon any legal or equitable interest of Lessor in the Demised Premises or any
part thereof (iii) imposed upon this transaction or any document to which Lessee
is a party creating or transferring any interest in the Demised Premises: (iv)
levied or assessed in lieu of, in substitution for, or in addition to, existing
or additional taxes against the Demised Premises whether or not now customary or
within the contemplation of the parties (v) imposed as a special assessment for
such purposes as fire protection, street, sidewalk, road, utility construction
and maintenance, refuse removal and for other governmental services: or (vi)
imposed as a result of any transfer of any interest in the Demised Premises by
Lessor, or the construction of any improvements thereon or thereto.

Section 5.02. Personal Property Taxes. Lessee shall also pay prior to
delinquency all taxes assessed or levied against Lessee's personal property in,
on or about the Demised Premises or elsewhere. When possible, Lessee shall cause
its personal property to be assessed and billed separately from the real or
personal property of Lessor.

ARTICLE VI
Care of Demised Premises

Section 6.01. Injury to Buildings. The Lessee shall not perform any acts or
carry on any practices which may injure the buildings and shall keep the Demised
Premises under its control, including the walkways on the premises and any
loading areas, clean and free from refuse at all times, and shall store all
refuse in appropriate containers within the Demised Premises and arrange for the
regular pick-up of such refuse at the Lessee's expense. The Lessee shall not
burn any refuse of any kind in or about the buildings.

                                       4

<PAGE>
ARTICLE VII
Section 7.01. Facilities Provided by Lessor. The Lessor shall provide the
Demised Premises on Exhibit A in an "as is" condition at the commencement of the
Lease, which the Lessee agrees to accept.

Section 7.02. Payment for Electricity and All Utilities by Lessee. Payment for
electricity and all utilities used by Lessee used upon or in connection with the
Demised Premises shall be made by the Lessee promptly when due.

Section 7.03. Non-Liability of Lessor. The Lessor shall not be liable in damages
or otherwise, should the furnishing of any service by it to the Demised Premises
by interrupted by fire, accident, riot, strike, acts of God, or the making of
necessary repairs or improvements or other causes beyond the control of the
Lessor.

ARTICLE VIII
Maintenance of Building

Section 8.01. Obligations of Lessee. The Lessee shall keep the entire buildings
and parking lots and all parts of the Demised Premises, (excluding the roof,
foundations and outer walls, which is landlord's responsibility), lights, the
outer and inner walls (including all doors, glass window and door and window
frames), gutters, down spouts, electrical and refrigeration equipment roofs, all
plumbing, electrical wiring, all improvements, interiors and all equipment
related to the Demised Premises in good repair and condition. The Lessor shall
not be obligated make any improvements or repairs of any kind upon the Demised
Premises, and all other portions of the Demised Premises shall at all times be
kept in good order, operating condition and repair by the Lessee, and shall also
be kept in a clean, sanitary and safe condition in accordance with all
directions, rules and regulations of the Health Officers, Fire Marshall,
Building Inspector, or other proper officers of the governmental agencies having
jurisdiction, at the sole cost and expense of the Lessee.

The Lessee shall permit no injury to the Demised Premises, and the Lessee shall,
at its own cost and expense, replace any windows, doors, frames and accessory
parts thereof, on the Demised Premises which may be broken or damaged. At the
expiration of the Demised Term, the Lessee shall surrender the premises, and
each portion thereof, in as good condition as the same is on the Commencement
Date, reasonable wear and tear and loss by fire and other unavoidable casualty
excepted.

ARTICLE IX
Signs, Alterations and Renovations

Section 9.01. The location, size, design, color and other physical aspects of
the Lessee identification sign shall be subject to the Lessor's written approval
prior to

                                       5

<PAGE>
installation, which shall not be unreasonably withheld, any appropriate
municipal or other governmental approvals. The cost of the sign, its
installation, maintenance and removal expense shall be Lessee's sole expense.
If Lessee fails to maintain its sign, or, if Lessee fails to remove its sign
upon termination of this Lease, Lessor may do so at Lessee's expense and
Lessee's reimbursement to Lessor for Such amounts shall be deemed additional
rent.

Section 9.02. Ownership of Improvements. All alterations, additions,
improvements and fixtures, including lighting fixtures, ducts, controls,
filters, or other equipment for distribution of heating or cooling, other than
trade fixtures, which may be made or installed by either of the parties hereto
upon the Demised Premises and which in any manner are attached to the floors,
walls or ceilings, shall become the property of the Lessor at the termination of
this lease and shall remain upon and be surrendered with the Demised Premises as
a part thereof, without disturbance, molestation or injury. Any linoleum,
carpeting, or floor covering of similar character, which may be affixed to the
floor of the Demised Premises shall be and become the property of the Lessor
absolutely upon the termination of this lease.

Section 9.03. Alterations. Lessee shall not make or permit any alterations in,
on or about the Demised Premises, except for nonstructural alterations not
exceeding Twenty-Five Thousand ($25,000.00) Dollars in cost per calendar year,
without the prior written consent of the Lessor, and according to plans and
specifications approved in writing by Lessor, which consent shall not be
unreasonably withheld. With regard to alterations not requiring Lessor's
consent, Lessee shall provide Lessor with copies of all plans and specifications
therefor prior to the construction thereof. Notwithstanding the foregoing,
Lessee shall not, without the prior written consent of the Lessor, make any:
(i) Alterations to the structure or exterior of the Building;
(ii) Alterations to and penetrations of the roof of the Buildings and
(iii) Alterations visible from outside the Demised Premises to which Lessor may
withhold Lessor's consent on wholly aesthetic grounds.

All alterations shall be installed at Lessee's sole expense, in compliance with
all applicable laws and regulations, by a licensed contractor, shall be done in
a good and workmanlike manner conforming in quality and design with the Demised
Premises existing as of the commencement date hereof, and shall not diminish the
value of either the building or the Demised Premises. All alterations made by
Lessee shall be and become the property of Lessor upon installation and shall
not be deemed Lessee's personal property: provided, however, that Lessor shall
at the time consent for the alterations is requested, notify Lessee whether
Lessee must at the expiration or earlier termination of the Demised Term,
remove, at Lessee's expense, any or all alterations installed by Lessee and
return the Demised Premises to their condition prior to the installation of such
alterations, normal wear and tear excepted. Notwithstanding any other provision
of this Lease, Lessee shall be solely responsible for the maintenance and repair
of any and all alterations made by it to the Demised Premises. Lessee

                                       6

<PAGE>
shall give Lessor written notice of Lessee's intention to perform work on the
Demised Premises, whether or not Lessor's consent is required, at least twenty
(20) days prior to the commencement of such work to enable Lessor to post and
record a Notice of Nonresponsibility or other notice deemed proper before the
commencement of any such work, Lessor, at Lessor's option at the expiration or
earlier termination of the Demised Term, may require Lessee to remove some or
all of any alterations installed without Lessor's consent.

ARTICLE X
Indemnification

Section 10.01. Lessee's Obligation. Lessee will indemnify Lessor and save Lessor
harmless from and against any and all claims, actions, damages, liability and
expense in connection with death or injury to person(s) or loss or damage to
property occurring in, on or about, or arising out of the Demised Premises or
adjacent areas, the use of occupancy thereof or the conduct or operation of
Lessee's business or occasioned wholly or in part by any act or omission of
Lessee, Lessee's agents, contractors, customers or employees. All property kept,
stored, or maintained in or on the Demised Premises shall be So kept, stored or
maintained at the sole risk of the Lessee. The Lessee shall not will fully allow
the filing of any mechanic's liens against the Demised Premises.

ARTICLE XI
Insurance

Section 11.01. Lessee Shall Insure the Demised Premises. Lessee shall, at its
expense, insure the Demised Premises and cause to be paid insurance premiums at
Lessee's expense with suitable insurance companies and in such amount as is
satisfactory to Lessor and shall name Lessor as an insured to the extent of
Lessor's interest. The Lessee shall not carry any stock or lease to any
subtenant, or do anything in or about the Demised Premises which will in any way
tend to increase the insurance rates on the Demised Premises or the building of
which they are a part. The Lessee shall promptly pay when due, as additional
rental, any premiums for insurance against loss by fire or other casualty which
may be charged during the Demised Term on the amount of insurance to be carried
by the Lessor at Lessor's discretion but not to exceed replacement cost on the
Demised Premises and/or the building of which they are a part, and shall name
the Lessor as a named insured. If the Lessee installs any electrical equipment
which overloads the lines in the Demised Premises, the Lessee shall, at its own
expense, make such changes as are necessary to comply with the requirements of
the insurance underwriters and governmental authorities having jurisdiction.

Section 11.02. Lessee's Insurance. Lessee agrees to maintain in full force and
effect at all times during the Demised Term, at its own expense, for the

                                       7

<PAGE>

protection of Lessee and Lessor, as their interests may appear, policies of
insurance issued by a responsible carrier or carriers acceptable to Lessor which
afford the following coverages:
Business interruption insurance in an amount not less than Seven Million and
no/100 ($7,000,000) Dollars, which includes coverage for the Lessee's rent
obligations to Lessor, among other continuing expenses.

Comprehensive general liability insurance in an amount not less than Three
Million and no/100 ($3,000,000.00) Dollars combined single limit for both bodily
injury and property damage which includes blanket contractual liability broad
form property damage, personal injury, completed operations and products
liability, naming Lessor and its agents as additional insureds. (ii) "All Risk"
property insurance (including, without limitation, vandalism, malicious
mischief, inflation endorsement, and sprinkler leakage endorsement) on Lessee's
personal property located on or in the Demised Premises. Such insurance shall be
in the full amount of the replacement cost, as the same may from time to time
increase as a result of inflation or otherwise, and shall be in a form providing
coverage comparable to the coverage provided in the standard ISO All-Risk form.
As long as this Lease is in effect, the proceeds of such policy shall be used
for the repair and replacement of such items so insured. Lessor shall have no
interest in the insurance proceeds on Lessee's personal property.

Said insurance shall be in the form and with companies satisfactory to Lessor
and shall provide that such insurance shall not be subject to cancellation,
termination or change except after at least thirty (30) days prior written
notice to Lessor. All policies, or duty executed certificate or certificates for
the same, together with satisfactory evidence of the payment of the premiums
thereof, shall be deposited with Lessor not less than ten (10) days prior to the
date Lessor delivers possession of the premises to Lessee, upon renewals of such
policies not less than thirty (30) days prior to the expiration of the term of
such coverage. If Lessee fails to comply with such requirements, Lessor may, but
shall not be obligated to, obtain such insurance and keep the same in effect and
Lessee shall pay Lessor the premium cost thereof upon demand. The Lessee shall,
continually during the Demised Term, keep in full force and effect policies of
public liability insurance with respect to the Demised Premises and the business
operated by the Lessee and/or any subtenants of the Lessee in the Demised
Premises, in which both the Lessor and the Lessee shall be named as parties
covered thereby, and in which public liability insurance limits of liability
shall not be less than set forth in this Section. The Lessee shall furnish the
Lessor with a certificate of insurance or other acceptable evidence that such
insurance is in force and the premium paid. Upon demand, Lessee shall provide
Lessor, at Lessee's expense, with such increased amount of existing insurance,
and such other insurance as Lessor or Lessor's lender may reasonably require to
afford Lessor and Lessor's lender adequate protection. If, on account of the
failure of Lessee to comply with the foregoing provisions, Lessor is adjudged a
co-insurer by its insurance carrier, then, any loss or damage Lessor shall
sustain by reason thereof, including attorneys' fees

                                       8

<PAGE>

and costs, shall be borne by Lessee and shall be immediately paid by Lessee upon
receipt of a bill therefor and evidence of such loss.

ARTICLE XII
Assignment and Liens

Section 12.01. Consent to Assignment. The Lessee agrees not to assign or
transfer this lease or any estate or interest herein, without the previous
written consent of the Lessor, which consent shall be unreasonably withheld.
Consent by the Lessor to one or more assignments of this lease, or to one or
more sublettings of the premises, shall not operate to extinguish the Lessor's
rights under this Article, nor to release Lessee or any subsequent assignor of
liability for performance of the terms of this lease.

Section 12.02. Assignment and Subletting -- Lessor's Consent. Lessee shall not
enter into a subleasing arrangement without Lessor's prior written consent,
which consent shall not be unreasonably withheld. Any attempted or purported
sublet without Lessor's prior written consent shall be void and confer no rights
upon any third person and, at Lessor's election, shall terminate this Lease.
Each subtenant shall agree in writing, for the benefit of the Lessor, to assume,
to be bound by, and to perform the terms, conditions and covenants of this Lease
to be performed by Lessee. Notwithstanding anything contained herein, Lessee
shall not be released from personal liability for the performance of each term,
condition, and covenant of this Lease by reason of Lessor's consent to a
sublease unless Lessor specifically grants such release in writing.

Section 12.03. Information to be Furnished. If Lessee desires at any time to
sublet the Demised Premises or any portion thereof, it shall first notify Lessor
of its desire to do so and shall submit in writing to Lessor: (i) the name and
Identity of the proposed sub-lessee: (ii) the nature of the proposed sublessee's
business to be carried on in the Demised Premises: (iii) the terms and
provisions of the proposed Sublet and a copy of the proposed Sublet form
containing a description of the subject premises: and (iv) such financial
information, including financial statements, as Lessor may reasonably request
concerning the proposed sub-lessee.

Section 12.04. Exempt Sublets. Notwithstanding the above, Lessor's prior written
consent shall not be required for an assignment of this Lease to a subsidiary,
affiliate or parent corporation of Lessee, or a corporation into which Lessee
merges or consolidates, if Lessee gives Lessor prior written notice of the name
of any such assignee, and if the assignee assumes, in writing, for the benefit
of Lessor all of Lessee's obligations under the Lease. An assignment or other
transfer of this Lease to a purchaser of all or substantially all of the assets
of Lessee shall be deemed a sublet requiring Lessor's prior written consent.

                                       9

<PAGE>

Section 12.05. Liens. Lessee shall keep the Demised Premises free from any liens
arising out of any work performed, materials furnished or obligations incurred
by or on behalf of Lessee and shall indemnify, defend and hold Lessor and its
agents harmless from all claims, costs and liabilities, including attorneys'
fees and costs, in connection with or arising out of any such lien or claim of
lien. Lessee shall cause any such lien imposed to be released of record by
payment or posting of a proper bond acceptable to Lessor within ten (10) days
after written request by Lessor. Lessee shall give Lessor written notice of
Lessee's intention to perform work on the Demised Premises which might result in
any claim of lien at least twenty (20) days prior to the commencement of such
work to enable Lessor to post and record a Notice of Non-responsibility. If
Lessee falls to so remove any such lien within the prescribed twenty (20) day
period, then Lessor may do so at Lessee's expense and Lessee shall reimburse
Lessor for such amounts upon demand. Such reimbursement shall include all costs
incurred by Lessor including Lessor's reasonable attorney's fees with interest
thereon.

ARTICLE XIII
Access to Demised Premises

Section 13.01. By Lessor. The Lessor shall have the right to enter upon the
Demised Premises at all reasonable hours for the purpose of exhibiting or
inspecting the same or of making repairs, additions or alterations to the
Demised Premises. If the Lessor deems any repairs required to be made by the
Lessee necessary, it may demand that the Lessee make the same forthwith, and if
the Lessee refuses or neglects to commence such repairs and to complete the same
with reasonable dispatch, the Lessor may make or cause such repairs to be made
and shall not be responsible to the Lessee for any loss or damage that may
accrue to its stock or business by reason thereof: and if the lessor makes or
causes such repairs to be made, the Lessee shall forthwith on demand pay to the
Lessor the cost thereof plus a ten (10%) percent charge for service and
overhead, with interest at ten (10%) percent per annum, and if it shall default
in Such payment, the Lessor shall have all remedies provided herein.

ARTICLE XIV
Damage

Section 14.01. Lessor's obligation to Rebuild. If the Demised Premises are
damaged or destroyed by fire or casualty, Lessor shall promptly and diligently
repair the same unless either Lessor or Lessee has the right to terminate this
Lease as provided herein and either party has elected to so terminate.

Section 14.02. Right to Terminate. Lessor shall have the right to terminate this
Lease in the event of any of the following events occurs:

                                       10

<PAGE>

(i) Insurance proceeds are not available to pay one hundred (100%) percent of
the cost of such repair, excluding the deductible for which Lessee shall be
responsible:
(ii) The Demised Premises cannot, with reasonable diligence, be fully repaired
by Lessor within two hundred seventy (270) days after the date of the damage or
destruction or the insurance proceeds described in (i) have been made available
to Lessor, whichever occurs later: or
(iii) The Demised Premises cannot be safely repaired because of the presence of
hazardous factors, including, but not limited to, earthquake faults, radiation,
chemical waste and other similar dangers.

If Lessor elects to terminate this Lease, Lessor shall give Lessee written
notice of its election to terminate within thirty (30) days after such damage or
destruction or Landlord's receipt of information that the insurance proceeds
described in (i) are inadequate, and this Lease shall terminate fifteen (15)
days after the date Lessee receives such notice. If Lessor elects not to
terminate the Lease, subject to Lessee's termination right set forth below,
Lessor shall promptly commence the process of obtaining necessary permits and
approvals and repair of the Demised Premises as soon as practicable, and this
Lease will continue in full force and effect. All insurance proceeds from
insurance as provided hereunder, excluding proceeds for Lessee's personal
property shall be disbursed and paid to Lessor. Lessee shall be required to pay
to Lessor the amount of any deductibles payable in connection with any insured
casualties, Lessee shall have the right to terminate this Lease, if the Demised
Premises cannot, with reasonable diligence and subject to Lessee delays, be
fully repaired within one hundred eighty (180) days from the date of damage or
destruction or the date that the insurance proceeds described in (i) became
available to Lessor, whichever occurs later. The determination of the estimated
repair period shall be made by Lessor in its good faith business judgment within
thirty (30) days after such damage or destruction. Lessor shall deliver written
notice of the repair period to Lessee after such determination has been made and
after the insurance proceeds have become available to Lessor and Lessee shall
exercise its right to terminate this Lease, if at all, within ten (10) days of
receipt of such notice from Lessor.

Section 14.03. Limited Obligation to Repair. Lessor's obligation, should it
elect or be obligated to repair or rebuild, shall be limited to the Demised
Premises, and the Lessee improvements, as the case may be, as any or all of the
same existed immediately prior to the casualty, excluding, however, any
additional alterations or improvements made by Lessee.

Section 14.04. Non-abatement of Rent. Rent shall not abate during any period
when, by reason of such damage or destruction, Lessee's enjoyment of the Demised
Premises has been interfered with or interrupted. Lessee shall, however, not be
in default of its obligations to timely pay rent under Section

                                       11

<PAGE>

15.01 if Lessee tenders the rental obligations covered by Lessee's business
interruption insurance coverage by the first (1st) day of the month following
receipt of those monies by the Lessee.

Section 14.05. Damage Near End of Demised Term. Anything herein to the contrary
notwithstanding, if the Demised Premises are destroyed or damaged during the
last twelve (12) months of the Demised Term, then Lessor or Lessee may, at their
respective option, cancel and terminate this Lease as of the date of the
occurance of such damage. If neither Lessor nor Lessee elects to so terminate
this Lease, the repair of such damage shall be governed by Article XIV herein.

ARTICLE XV
Default and Remedies of the Lessor

Section 15.01. Lessee's Default. A default under this Lease by Lessee shall
exist if any of the following occurs:
(i) If Lessee fails to pay Monthly Rent or any other sum required to be paid
hereunder when due: or
(ii) If Lessee fails to perform any term covenant or condition of this Lease,
except those requiring the payment of money, and Lessee fails to cure such
breach within fifteen (15) days after written notice from Lessor where such
breach could be reasonably cured within such fifteen (15) day period: provided,
however, that where such failure could not reasonably be cured within the
fifteen (15) day period, that Lessee shall not be in default if it commences
such cure within the fifteen (15) day period and thereafter diligently
prosecutes same to completion, which completion shall occur not later than sixty
(60) days from the date of receipt of written notice of Lessors or
(iii) If Lessee assigns its assets for the benefit of its creditors or
(iv) If the sequestration or attachment of or execution on any material part of
Lessee's personal property essential to the conduct of Lessee's business
occurs, and Lessee fails to obtain a return or release of such personal property
within thirty (30) days thereafter, or prior to sale pursuant to such
sequestration, attachment or levy, whichever is earlier; or
(v) If Lessee fails to continuously or uninterruptedly conduct its business in
the Demised Premises, or shall have abandoned or vacated the Demised Premises:
or
(vi) If a court makes or enters any decree or order other than under the
bankruptcy laws of the United States adjudging Lessee to be insolvent: or
approving as properly filed a petition seeking reorganization of Lessee: or
directing the winding up or liquidation of Lessee and such decree or order shall
have continued for a period of thirty (30) days.

Section 15.02. Remedies. Upon a default, Lessor shall have the following
remedies, in addition to all other rights and remedies provided by law or

                                       12

<PAGE>
otherwise provided in this Lease, to which Lessor may resort cumulatively or
in the alternative:
(i) Lessor may continue this Lease in full force and effect, and this Lease
shall continue in full force and effect as long as Lessor does not terminate
this Lease, and Lessor shall have the right to collect Monthly Rent when due.
(ii) Lessor may terminate Lessee's right to possession of the Demised Premises
at any time by giving written notice to that effect, and relet the Demised
Premises or any part thereof.
Lessee shall be liable immediately to Lessor for all costs Lessor incurs in
reletting the Demised Premises or any part thereof, including without
limitation, broker's commissions, expenses of cleaning and redecorating the
Demised Premises required by the reletting and like costs. Reletting may be for
a period shorter or longer than the remaining term of this Lease. No act by
Lessor other than giving written notice to Lessee shall terminate this Lease.
Acts of maintenance, efforts to relet the Demised Premises or the appointment of
a receiver on Lessor's initiative to protect Lessor's interest under this Lease
shall not constitute a termination of Lessee's right to possession. On
termination, Lessor has the right to remove all Lessee's personal property and
store same at Lessee's cost and to recover from Lessee as damages:
(a) The worth at the time of aware of unpaid Rent and other sums due and payable
which had been earned at the time of termination plus
(b) The worth at the time of award of the amount by which the unpaid Monthly
Rent for the balance of the Lease, and other sums due and payable which would
have been payable after termination until the time of award exceeds the amount
of such Monthly Rent loss that Lessee proves could have been reasonably
avoided: plus
(c) The worth at the time of award of the amount by which the unpaid Monthly
Rent and other sums due and payable for the balance of the Demised Term after
the time of award exceeds the amount of such Monthly Rent loss that Lessee
proves could be reasonably avoided plus
(d) Any other amount necessary which is to compensate Lessor for all the
detriment proximately caused by Lessee's failure to perform Lessee's obligations
under this Lease, or which, in the ordinary course of things, would be likely to
result therefrom', including, without limitation, any costs or expenses incurred
by Lessor
(1) In retaking possession of the Demised Premises:
(2) In maintaining, repairing preserving, restoring, replacing, cleaning,
altering or rehabilitating the Demised Premises or any portion thereof,
including such acts for reletting to a new lessee or lessees:
(3) for leasing commissions or
(4) for any other costs necessary or appropriate to relet the Demised Premises
plus (e) At Lessor's election, such other amounts in addition to or in lieu of
the foregoing as may be permitted from time to time by the laws of the State of
Michigan.

                                       13

<PAGE>
The "worth at the time of award" of the amounts referred to in Paragraphs (a)
and (b) above is computed by allowing interest at the interest rate on the
unpaid rent and other sums due and payable from the termination date through the
date of award. The "worth at time of award" of the amount referred to in
Paragraph (c) above is computed by discounting such amount at the discount rate
of the Federal Reserve Bank of Detroit at the time of award plus one percent
(1%). Lessee waives redemption or relief from forfeiture hereunder in accordance
with Michigan law, in the event Lessee is evicted or Lessor takes possession of
the Demised Premises by reason of any default of Lessee hereunder.

(iii) Lessor may, with or without terminating this Lease, re-enter the Demised
Premises and remove all persons and property from the Demised Premises: such
property may be removed and stored in a public warehouse or elsewhere at the
cost of and for the account of Lessee, No re-entry or taking possession of the
Demised Premises of Lessor pursuant to this paragraph shall be construed as an
election to terminate this Lease unless a written notice of such intention is
given to Lessee.

Section 15.03. Lessor's Default. Lessor shall not be deemed to be in default in
the performance of any obligation required to be performed by it hereunder
unless and until it has failed to perform such obligation within thirty (30)
days after receipt of written notice from Lessee to Lessor specifying the nature
of such defaults provided, however, that if the nature of the Lessor`s
obligation is such that more than thirty (30) days are required for its
performance, then Lessor shall not be deemed to be in default if it shall
commence such performance within such thirty (30) day period and thereafter
diligently prosecute the same to completion.

ARTICLE XVI
Eminent Domain

Section 16.01. Total Condemnation. If the whole of the Demised Premises shall be
acquired or condemned by eminent domain for any public or quasi-public purpose,
then the term of this lease shall cease and terminate as of the date of title
vesting in such proceeding and all rentals shall be paid up to that date and the
Lessee shall have no claim against Lessor for the value of any unexpired term of
this lease.

Section 16.02. Partial Compensation. If any part if the Demised Premises shall
be acquired or condemned by eminent domain for any public or quasi-public
purpose, and in the event that such partial taking or condemnation shall render
the balance of the Demised Premises unsuitable for the business of the Lessee,
then the term of this lease shall cease and terminate as of the date of title
vesting in such proceeding and Lessee shall have no claim against Lessor for the
value of any unexpired term of this lease. In the event of a partial taking of
condemnation which is not extensive enough to render the premises unsuitable

                                       14

<PAGE>

for the business of the Lessee, then Lessor shall promptly restore the Demised
Premises to a condition comparable to its condition at the time of such
condemnation less the portion lost in the taking, and this lease shall continue
in full force and effect.

ARTICLE XVII
Subordination

Section 17.01. Subordination. This Lease is subject and subordinate to any
mortgages (collectively "Encumbrances") which may now affect the Demised
Premises and to all renewals, modifications, consolidations, replacements and
extensions thereof provided, however, if the holder or holders of any such
Encumbrance ("Holder") shall require that this Lease be prior and superior
thereto, Lessee shall, within seven (7) days after written request from Lessor,
execute, have acknowledged and deliver any and all reasonable documents or
instruments, which Lessor or Holder deems necessary or desirable for such
purposes, Lessor shall have the right to cause this Lease to be and become and
remain subject and subordinate to any and all Encumbrances which are now or may
hereafter be executed covering the Demised Premises or any renewals,
modifications, consolidations, replacements or extensions thereof, for the full
amount of all advances made or to be made thereunder and without full regard to
the time or character of such advances, together with interest thereon and
subject to all the terms and provisions thereof provided only, that in the event
of termination of any such lease or upon the foreclosure of any such mortgage or
deed of trust, so long as Lessee is not in default. Holder agrees to recognize
Lessee's rights under this Lease as long as Lessee shall pay the Monthly Rent
and observe and perform all the provisions of this Lease to be observed and
performed by Lessee. Lessor shall obtain a nondisturbance agreement from the
Holder of any Encumbrance which provides for such recognition of Lessee's rights
under this Lease. Within ten (103 days after Lessor's written request, Lessee
shall execute any and all documents required by lessor or the Holder required to
make this Lease subordinate to any lien of the Encumbrance. If Lessee fails to
do so, it shall be deemed that this Lease is subordinated. Notwithstanding
anything to the contrary set forth in this paragraph. Lessee hereby attorns and
agrees to attorn to any entity purchasing or otherwise acquiring the Demised
Premises at any sale or other proceeding or pursuant to the exercise of any
other rights, powers or remedies under such Encumbrance.

ARTICLE XVIII
Notices

Section 18.01. Manner of Giving. All notices to be given hereunder shall be
deemed to be properly given if, in the case of notices by the Lessor to the
Lessee, they are addressed to Lessee at 620 South Platt Road, Milan, Michigan
48160, or such other address as the Lessee may from time to time furnish to the

                                       15

<PAGE>
Lessor in writing for such purpose: and, in the case of notices by the Lessee
to the Lessor, if they are addressed to Lessor at 3425 Parkside Drive, Flint, MI
48503, or such other address as the Lessor may from time to time furnish to the
Lessee in writing for such purpose. All notices shall be in writing and shall be
mailed by certified or registered mail, with return receipt requested, in an
envelope addressed as above described, no later than the date upon which notice
is required to be given pursuant to the terms of this lease. All such notice
shall be deemed given when so certified or registered and deposited in the
United States' mail, postage prepaid.

ARTICLE IXX
Construction

Section 19.01. Relationship of Parties and Construction of Amendment. Nothing
contained herein shall be deemed or construed by the parties hereto, nor by any
third party, as creating the relationship of principal and agent, or of being
agreed that neither any provision named herein, nor any acts of the parties
herein, shall be deemed to create any relationship between the parties hereto
other than the relationship of landlord and tenant. Whenever herein the singular
number is used, the same shall include the plural, and the masculine gender
shall include the feminine and neuter genders. This agreement shall be
constructed without reference to titles of Articles and Sections, which are
inserted for convenience of reference only.

ARTICLE XX
Consent Not Unreasonably Withheld: Non-Waiver

Section 20.01. Lessor's Consent. The Lessor agrees that whenever under this
Agreement provision is made for the Lessee securing the written consent of the
Lessor, such written consent shall not be unreasonably withheld Section 20.02.
No Implied Waiver. No Waiver of condition or covenant of this Lease by either
party hereto shall be deemed to imply or constitute a further waiver by such
party of the same or any other condition or covenant.

Article XXI
Miscellaneous Terms and Provisions

Section 21.01. Supersedes - All Prior Agreements. This Agreement supersedes and
replaces all prior agreements between the parties hereto pertaining to the
subject matter herein.

Section 21.02. Governing Law. This Agreement shall be subject to and governed by
the laws of the State of Michigan.

                                       16

<PAGE>
Section 21.03. Invalid Provisions. The invalidity or unenforceability of any
particular provision of this Agreement shall not affect the other provisions
hereof, and this Agreement shall be construed in all respects as if such invalid
or unenforceable provision were omitted.

Section 21.04. Binding Effect. This Agreement shall be binding upon the parties
hereto, their respective heirs, legal representatives, executors,
administrators, successors and assigns. Any right given or duty imposed upon the
estate of the deceased party shall inure to the benefit of and be binding upon
the fiduciary of such decendents estate, his or its fiduciary capacity.

Section 21.05. Right of First Refusal. The Lessor hereby agrees to give to the
Lessee a right of first refusal with respect to the sale of the Demised Premises
in accordance with the further terms and conditions contained herein. This
covenant shall require that in the event the Lessor desires to sell the Demised
Premises, then the Lessor shall first offer such property for sale to the lessee
stating the terms and conditions and allowing the Lessee fifteen (15) days in
which to elect to purchase the said property in accordance with said terms and
condition or to decline. If the Lessee fails to accept or reject the offer
within the fifteen (15) day period, it shall be to be rejected. The offer may be
accepted if the Lessee delivers in writing to the Lessor that Lessee's intent to
accept the offer and delivers a deposit equal to Twenty-five (25%) percent of
the purchase price.

Section 21.06. Attorneys' Fees. If either party brings any action or legal
proceeding for damages for an alleged breach of any provision of this Lease, to
recover rent, or other sums due, to terminate the tenancy of the Demised
Premises or to enforce, protect or establish any term, condition or covenant of
this Lease or right of either party, the prevailing party shall be entitled to
recover as a part of such action or proceedings, or in a separate action brought
for that purpose, reasonable attorneys' fees and costs.

Section 21.07. Late Payment Charges. Lessee acknowledges that late payment by
Lessee to Lessor of Rent and other charges provided for under this Lease will
cause Lessor to incur costs not contemplated by this Lease, the exact amount of
such costs being extremely difficult or impracticable to fix. Therefore, if any
installment of Rent or any other charge due from Lessee is not received by
Lessor when due, Lessee shall pay to Lessor, an additional sum equal to ten
(10%) percent of the amount overdue as a late charge for every month or portion
thereof that the Rent or other charges remain unpaid. The parties agree that
this late charge represents a fair and reasonable estimate of the costs that
Lessor will incur by reason of the late payment by Lessee.

Section 21.09. Estoppel Certificates. Lessee shall within ten (10) days
following written request by Lessor: (i) Execute and deliver to Lessor any
documents,

                                       17

<PAGE>

including estoppel certificates, in the form prepared by Lessor (a) certifying
that this Lease is unmodified and in full force and effect, or if modified,
stating the nature of such modification and certifying that this Lease, as so
modified, is in full force and effect, and the date to which the Monthly Rent
and other charges are paid in advance, if any, and (b) acknowledging that there
are not, to Lessee's knowledge, any uncured defaults on the part of Lessor, or,
if there are uncured defaults on the part of Lessor stating the nature of such
uncured defaults and (c) evidencing the status of the Lease as may be required
either by a lender making a loan to Lessor to be secured by deed of trust or
mortgage covering the Demised Premises or a purchaser of the Demised Premises
from Lessors Lessee's failure to deliver an estoppel certificate within ten (10)
days after delivery of Lessor's written request therefor shall be conclusive
upon Lessee (a) that this Lease is in full force and effect, without
modification except as may be represented by Lessor, (b) that there are now no
uncured defaults in Lessor's performance and (c) that no Monthly Rent has been
paid in advance. If Lessee fails to so deliver a requested estoppel certificate
within the prescribed time, it shall be, conclusively presumed that the Lease is
unmodified and in full force and effect except as represented by Lessor.
(ii) Deliver to lessor the Current Financial statements of Lessee, and financial
statements of the two (2) years prior to the current financial statements year,
with an opinion of a certified public accountant, including a balance sheet and
profit and loss statement for the most recent prior year, all prepared in
accordance with generally accepted accounting principles consistently applied.

                                       18

<PAGE>

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

 In the Presence of:                       LESSOR:
                                           620 Platt Road, LLC

                                           /s/
---------------------                      ------------------------------------
                                           By:

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

                                           LESSEE:
                                           The Colonel's Truck Accessories, Inc.

                                           By: /s/
---------------------                      ------------------------------------
                                           Its:
---------------------

                                       19

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