Document:

Exhibit 10.19
                                                                    Sub-ITEM (a)

                                                                     Page 1 of 8

                                COMMERCIAL LEASE

      Agreement of Lease, made as of this 1st day of May, 2000, by and
between S J LIMITED PARTNERSHIP, ("Landlord"), and SOUTHWEST STAINLESS, L.P.
("Tenant").

      A.    Landlord and Tenant desire to hereby enter into a Commercial Lease
            for the demised premises described therein as 7311 Galveston Rd.
            #800, Houston, TX. ("Leased Premises") including a 12,500-sq. ft.
            tilt wall concrete building with 5500 sq. ft. concrete outside
            storage.

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

      1.    The Landlord leases to the Tenant the Leased Premises for the term
            of ten (10) years from the first day of May, 2000 to the thirtieth
            (30th) day of April, 2010, at an annual rental of Ninety-Three
            Thousand Six Hundred and no/100 Dollars ($93,600.00), payable at the
            office of the Landlord in equal monthly installments of Seven
            Thousand Eight Hundred and no/100 Dollars ($7800.00), in advance, on
            the first of each month, the first payment to be made on the 1st day
            of May, 2000; With an annual increase by amount equal to %
            increase in CPI-U, in no event more than 3%.

      a.)   Provided it is not then in default under the Lease. Tenant may
            extend the term up to three (3) times for one (1) year per extension
            by written notice of its election to do so given to Landlord at
            least ninety (90) days prior to the current expiration date. The
            extended term will be on all of the terms and conditions of this
            Lease.

      2.    The Tenant agrees:

            (a)   That it will pay the said rent at the times and in the manner
                  aforesaid.

            (b)   That it will during the said term insure and keep insured the
                  said building from loss or damage by fire in at least the sum
                  of $450,000.00 by insurance companies of recognized
                  responsibility licensed to do business in this state, and that
                  it will pay all the premiums necessary for those purposes
                  within ten (10) days after the same shall become due and will
                  promptly deliver to the Landlord the policies of insurance and
                  the receipts from such premiums: Provided, that if the Tenant
                  shall at any time fail to insure or keep insured as aforesaid,
                  the Landlord may do all things necessary to effect or maintain
                  such insurance, and any reasonable moneys expended by it for
                  that purpose shall be payable by the Tenant on demand, may be
                  recovered as rent in arrears. Any policies obtained by Tenant
                  will name Landlord as an additional named insured.

            (c)   That it will keep all and singular the said building and
                  premises, including the plumbing in such repair as the same
                  are at the commencement of the said term or may be put in
                  during the continuance thereof, reasonable wear and tear and
                  damage by fire or other unavoidable casualty only excepted,
                  and will promptly replace all glass thereof broken during the
                  said term by other of the same size and quality. It is

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                                                                     Page 2 of 8

                  the intent of the parties that Tenant will only be required to
                  make repairs or replacements which are not structural in
                  nature.

            (d)   That it will not injure, or deface or suffer to be injured or
                  defaced the premises or any part thereof.

            (e)   Tenant agrees to indemnify and save harmless Landlord and its
                  parents, subsidiaries, affiliates, directors, officers,
                  employees, servants, attorneys and representatives from any
                  and all claims of action, damages, fines, judgments,
                  penalties, cost (including environmental clean-up costs and
                  response costs), liabilities, expenses or losses (including
                  without limitation, reasonable attorney's fees and expenses of
                  litigation) arising during or after the Term: (a) as a result
                  of any violation by Tenant of any applicable federal, state of
                  local environmental laws of regulations, as now or hereinafter
                  in effect, regulating, relating to or imposing liability or
                  imposing standards of conduct concerning any Hazardous
                  Materials; or (b) as a result of the presence, disturbance,
                  discharge, release, removal or cleanup of Hazardous Materials
                  or as a result of environmental contamination or other similar
                  conditions which existed after commencement of the Term and
                  which was caused by or brought onto the Premises by Tenant or
                  Tenant's agents, contractors, employees, licensees and
                  invitees; or (c) as a result of any violation by Tenant of the
                  accessibility or path of travel requirements imposed by ADA;
                  or (d) as a result of any of Tenant's representations and
                  warranties being untrue. These indemnities will survive the
                  expiration, cancellation or termination of the Lease;
                  provided, however, that Tenant will not be liable for the acts
                  of any other tenants of said property.

            (f)   That it will use the premises for storage, distribution and
                  sale of any and all products sold by the Tenant or for any
                  other lawful purpose. Tenant will not make or suffer any
                  unlawful, improper, or offensive use of the premises, or any
                  use or occupancy thereof contrary to any law of the state or
                  any ordinance of the said city now or hereafter made, or which
                  shall be injurious to any person or property, or which shall
                  be liable to endanger or affect any insurance on the said
                  building or to increase the premium thereof.

            (g)   That it will not assign, underlet, or part with the possession
                  of the whole or any part of the premises without first
                  obtaining the written consent of the Landlord. Provided
                  however, Tenant may (a) sublet all or part of the Premises to
                  any corporation, the majority of whose shares are owned by
                  Tenant, during the period of such majority ownership only or
                  (b) assign this Lease to any corporation which owns more than
                  fifty percent (50%) of Tenant's issued and outstanding shares,
                  or which succeeds to the entire business of Tenant through
                  purchase, merger, consolidated or reorganization, or to any
                  affiliate sharing common majority ownership with the Tenant.
                  Subtenants or assignees will become liable directly to
                  Landlord for all obligations of Tenant hereunder, without
                  relieving Tenant's liability.

            (h)   That the Landlord at all reasonable times may, with not less
                  than 24 hour notice to tenant, enter to view the premises and
                  to make repairs which the Landlord may see fit to make, or to
                  show the premises to person who may wish to lease.

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                                                                     Page 3 of 8

            (i)   That at the expiration of the said term it will peaceably
                  yield up to the Landlord the premises and all erections and
                  additions made upon the same, in good repair in all respect,
                  reasonable use and wear and damage by fire and other
                  unavoidable casualties excepted, as the same now are or may be
                  put in by the Landlord. Provided however, Tenant may (if not
                  in default hereunder) prior to the expiration of this Lease,
                  or any extension thereof, remove all personal property,
                  fixtures and equipment which Tenant has placed in the
                  Premises, provided that during such removal Tenant will make
                  all reasonable repairs necessary to return the Premises to its
                  original condition, reasonable wear and tear excepted.

            (j)   That all property of any kind that may be on the premises
                  during the continuance of this lease shall be at the sole risk
                  of the Tenant, and that the Landlord shall not be liable to
                  the Tenant or any other person for any injury, loss, or damage
                  to property or to any person on the premises unless caused by
                  the negligence or willful neglect of the Landlord.

            (k)   That no assent, express or implied, by the Landlord to any
                  bleach of any of the Tenant's covenants, shall be deemed to be
                  a waiver of any succeeding breach of the same covenant.

            (l)   That Tenant agrees to accept possession of the demised
                  premises in their present condition.

      3.    The Landlord covenants that the Tenant shall peaceably hold and
            enjoy the premises.

      4.    If the Tenant shall fail to pay rent reserved hereunder or any part
            thereof after Fifteen (15) days' written notice of same, or shall
            default in the performance of any other covenant or condition of
            this lease after thirty (30) days' written notice of same, the
            Landlord, by its agents and servants, may immediately, or at any
            time thereafter, re-enter the demised premises, either by summary
            proceedings or by any suitable action or proceeding at law, without
            being liable to indictment, prosecution or damage therefor, and the
            Tenant, shall remain liable to the Landlord for the deficiency, if
            any, between Tenant's rent hereunder and the price obtained by
            Landlord on re-letting, and also in case of any such re-entry the
            Tenant shall pay to the Landlord on demand, as additional damages,
            all legal and other expenses incurred in removing the Tenant, the
            commissions for re-letting the demised premises and collecting rent,
            the cost of redecorating, refinishing, and repairing the demised
            premises and such other expenses as the Landlord may incur in
            connection therewith. Upon any such re-entry, the Landlord, at its
            option, may re-let the demised premises or any part or parts
            thereof, for the remainder of the demised terms or any part or parts
            thereof, or for a period extending beyond the date for the
            expiration of this lease and receive the rents therefor; and the
            rents collected for the balance of the agreed term of the Tenant on
            any such re-letting may be applied to pay any of the aforesaid items
            of "additional damages" remaining unpaid and to the fulfillment and
            performance of the other covenants of the Tenant hereunder, and the
            net avails thereof shall be applied by the Landlord on account of
            any rent unpaid by the Tenant for the remainder of the demised term;
            but the Tenant, however, shall pay to the Landlord upon each such
            rent days the amount of any and all deficiencies then existing. In
            any case, Landlord will use best efforts to mitigate Tenant's
            damages. No

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                                                                     Page 4 of 8

            termination of this Lease prior to the normal ending thereof, by
            lapse of time or otherwise, will affect Landlord's right to collect
            rent for the period prior to the termination thereof. Pursuit of any
            of the foregoing remedies will not preclude pursuit of any other
            remedies provided by law.

      5.    In case the premised or any part thereof shall at any time during
            the said term be destroyed or damaged by fire or other unavoidable
            casualty so as to be unfit for occupancy and use, and so that the
            premises cannot be rebuilt or restored by the Landlord within ninety
            (90) days thereafter, then this lease shall terminate; but if the
            premises can be rebuilt or restored within ninety (90) days, the
            Landlord will at its own expense and with due diligence so rebuild
            or restore the premises, and a just and proportionate part of the
            rents hereby reserved shall be paid by the Tenant until the premises
            shall have been so rebuilt or restored.

      6.    In the event the whole or a substantial part of the premises shall
            be taken by the city or state or other public authority for any
            public use, then this lease shall terminate from the time when
            possession of the whole or of the part so taken shall be required
            for such public use, and the rents, properly apportioned, shall be
            paid up to the time. Provided, however, such termination will be
            without prejudice to the rights of either Landlord or Tenant to
            recover compensation and damage caused by condemnation from the
            condemnor. If is further understood and agreed that neither Tenant
            nor Landlord will have any rights in any award made to the other by
            any condemnation authority.

      7.    The agreements, conditions, covenants and terms herein contained
            shall in every case, apply to, be binding upon and inure to the
            benefit of the respective parties hereto, their heirs, executors,
            administrators, successors and assigns, with the same force and
            effect, as if specifically mentioned in each instance where a party
            hereto is named, provided, however, that no assignment or
            under-letting by Tenant in violation of the provisions of this
            lease, shall vest in any such assignee or under-tenant any right or
            title in or to the leasehold estate hereby created.

      8.    Tenant hereby especially covenants and agrees that this lease shall
            be subject and subordinate to any mortgage or mortgages now on the
            demised premises. Provided, however, as a condition to such
            subordination, Landlord must secure from each mortgagee a
            nondisturbance agreement acceptable to Tenant providing that in the
            event of a foreclosure, the mortgagee will recognize the validity of
            this Lease and, provided that Tenant is not in default, will not
            disturb tenant's possession or its rights under this lease.

            9. Any notice to be given under the terms of this lease by either
            party to the other party shall be in writing, and may be effected by
            personal delivery or sent by registered or certified mail, return
            receipt requested, postage prepaid, to the respective parties at the
            following addresses:

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                                                                     Page 5 of 8

                Landlord: S J Limited Partnership
                          7311 Galveston Rd, #710
                          Houston TX 77034

                Tenant:   Southwest Stainless, L.P.
                          20 North Orange Ave., Suite 200
                          Orlando, Florida 32801
                          Attn: Mark Scimeca, Esquire, Associate General Counsel
                          Phone: (407) 841-4755; Fax: (407) 649-3018

      10.   This lease shall be construed and enforced in accordance with the
            laws of the State of Texas.

      11.   As used in this lease, whenever the context so indicates, the gender
            of all words shall include the masculine, feminine and neuter and
            the number of all words include the singular and plural.

      12.   This lease, including any exhibits hereto, constitutes the entire
            agreement between the parties pertaining to the subject matter
            hereof and supersedes all prior and contemporaneous agreements and
            understandings of the parties in connection therewith. No covenants,
            representations or conditions not expressed in this lease shall be
            binding upon the parties or shall affect or be effective to
            interpret, change or restrict the provisions of this Agreement.

      13.   No modification, cancellation or surrender of this lease shall be
            effective unless in writing signed by the Landlord and Tenant by
            their duly authorized officers.

      14.   If any provision of this lease is or may be held by a court of
            competent jurisdiction to be invalid, void, or unenforceable, the
            remaining provisions shall nevertheless survive and continue in full
            force and effect without being impaired or invalidated in any way.

      15.   Landlord warrants as of the commencement date of this Lease that the
            Premises are structurally sound and that all electrical, lighting,
            utility, fire safety, HVAC, and all operating systems are in good
            working condition and are not in need of repair.

      16.   Tenant will have the right, at its expense, to undertake a Phase I
            and or Phase II Environmental Site Assessment or equivalent (the
            "Environmental Report") with respect to the Premises. In the event
            that the results of such Environmental Report are unsatisfactory to
            Tenant, in its sole discretion, then tenant will have the right, at
            any time within forty-five (45) days after commencement of the term
            of this Lease to terminate this Lease immediately upon written
            notice to Landlord.

      17.   Landlord agrees to maintain and keep in good repair the roof,
            exterior wails, structural supports (Including foundations),
            exterior doors of any and all buildings located on the Premises,
            and all water or sewer pipes located underground or in the slab,
            sidewalks, parking lots, driveways and other vehicular access and
            maneuvering areas. Landlord will also be responsible for any repairs
            or replacements which are structural in nature, which are
            extraordinary or capital in nature, which will increase the value of
            the

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                                                                     Page 6 of 8

            Premises subsequent to the end of then term, and any other repairs
            not expressly delegated to Tenant in this Lease. Landlord will also
            promptly clean up and dispose of any Hazardous Materials found on,
            in or under any portion of the Premises, remediate the Premises to
            comply with any and all environmental laws applicable thereto, and
            pay for all clean up and disposal cost at no cost to Tenant, unless
            directly caused by Tenant, its employees, agents or contractors.
            Notwithstanding anything to the contrary set forth elsewhere in this
            Lease, in the event the installation of sprinkler and fire
            protection systems on Premises is required by applicable law,
            ordinances, regulations or governmental requirements for Tenant's
            current or future use of the Premises at any time during the term of
            this Lease or any renewals thereof, Landlord, at Landlord's sole
            expense and without materially interfering with Tenant's operations
            on the Premises, shall immediately install on the Premises, and
            subsequently maintain, repair, modify and replace as necessary to
            comply with applicable law, ordinances, regulations and governmental
            requirements, all such required sprinkler and fire protection
            systems.

      18.   Landlord agrees to indemnify and save harmless Tenant and its
            parents, subsidiaries, affiliates, directors, officers, employees,
            agents, servants, attorneys and representatives from any and all
            claims, causes of action, damages, fines, judgments, penalties,
            costs (including environmental clean-ups costs and response costs),
            liabilities, expenses or losses (including without limitation,
            reasonable attorney's fees and expenses of litigation) arising
            during or after the Lease term: (a) as a result of any violation by
            Landlord or prior owners or occupants of the Premises of any
            applicable federal, state or local environmental laws or regulation,
            as now or hereinafter in effect, regulating, relating to or imposing
            liability or imposing standards of conduct concerning any Hazardous
            Materials; or (b) as a result of presence, disturbance, discharge,
            release, removal or cleanup of Hazardous Materials or as a result of
            environmental contamination or other similar conditions which
            existed prior to commencement of the Lease term; or (c) as a
            result of any violation of the accessibility or path of travel
            requirements imposed by ADA; or (d) as a result of any Landlord's
            representations and warranties being untrue. These indemnities will
            survive the expiration, cancellation or termination of the Lease.

      19.   Landlord will pay all real property taxes which may be assessed by
            any lawful authority against the Premises. Amended to tenant
            responsibility 5/15/00.

      20.   Should Landlord fail to perform any of its obligations hereunder,
            Landlord will have a period of thirty (30) days after its receipt of
            writing notice from Tenant of a failure of performance within which
            to commence a cure of that failure. Failure of Landlord to commence
            that cure within the 30-day period or to effect that cure within
            30-day period will be an event of default under this Lease and
            Tenant may, at its option, elect to: (a) terminate this Lease upon
            thirty (30) days written notice to Landlord; (b) bring an action to
            require specific performance of Landlord's obligations; (c) provide
            Landlord with an additional period of time within which to effect
            that cure; (d) commence such cure itself, and Tenant may either, at
            its option, offset any expenses it incurs in effecting such cure
            against the rent and other charges due and payable by Tenant
            hereunder, or require that Landlord immediately reimburse Tenant for
            its expenses; provided, however, in the event of an emergency,
            Tenant may immediately effect a cure of Landlord's failure

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                                                                     Page 7 of 8

            should Landlord fail to act immediately to do so, without the
            requirements of any by Tenant to Landlord; and/or (e) pursue any
            other remedies provided herein or providing by law.

      21.   Landlord warrants that Landlord owns the Premises in fee simple and
            has the right to enter into this Lease; that the Premises are free
            from liens and encumbrances except for utility easements and
            unviolated restrictive covenants which do not materially adversely
            affect Tenant's intended use of the Premises; that the Premises has
            legal, direct, pedestrian and vehicular access to and from and abuts
            one or more publicly dedicated roads; that the Premises are in
            compliance with all applicable laws, regulations and ordinances;
            that all computerized elements (defined to include all computer
            hardware and software and all equipment and systems containing or
            utilizing computer hardware and software) that are located within,
            operate within, benefit or serve all or any portion of either the
            Premises of any common areas appurtenant to or necessary to the
            normal use and operation of the Premises (the "Computerized
            Elements") are able to (a) accurately and properly recognize,
            manipulate and compare (in the normal functioning of such
            Computerized Elements) all dates, including without limitation the
            Year 2000 as a Leap Year and all dates thereafter, and (b)
            accurately and properly perform calculations and functions that rely
            on the ability to recognize, manipulate or compare such dates, and
            (c) operate in accordance with the specifications and manuals for
            such Computerized Elements (such Computerized Elements may include,
            by way of example and not limitation, elevators, security systems,
            access gates, utility systems, fire protection systems, telephone
            systems, lighting systems and HVAC systems); to the best of
            Landlord's knowledge, that past and current uses of the Premises
            comply with federal, state and local environmental laws and
            regulations; that Landlord has not received a citation from any
            regulatory agency for noncompliance with environmental laws; that,
            other than the following matters: NONE, Landlord has no knowledge of
            fuel storage tanks or of hazardous, toxic, dangerous, or
            carcinogenic materials, substances or contaminants, formaldehyde,
            polychlorinated biphenyls ("PCBs"), lead, lead dust, asbestos,
            asbestos containing materials (ACMs"), oil, gasoline, other
            petroleum products or byproducts, radon or other similar materials
            or substance (collectively "Hazardous Materials") on, in or under
            the Premises and has no knowledge of any contamination present on,
            in or under the Premises; and covenants that Tenant, provided it
            performs all of its obligations under this Lease, will peaceably and
            quietly enjoy the Premises during the Lease term without any
            disturbance from Landlord, anyone claiming by, through or under
            Landlord, or any other party, except as otherwise specifically
            provided in this Lease.

      22.   If Tenant remains in possession of the Premises after expiration of
            the term hereof, with Landlord's acquiescence and without any
            express agreement of the parties, Tenant will be a tenant-at-will at
            the rental rate in effect at end of the Lease; and there will be no
            renewal of this Lease by operation of law. This Lease will not be
            recorded, but the parties agree to execute a Memorandum of this
            Lease for recording purposes which will set forth the commencement
            date, the term of the Lease and all extensions, a legal description
            of the location of the Premises and a description of Tenant's rights
            under this Lease including, without limitation, all rights of first
            refusal and options to purchase provided hereunder, if any. If
            Tenant records the Memorandum of Lease, Tenant agrees

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                                                                     Page 8 of 8

            to pay all recording fees and taxes required by reason of the
            recording of the Memorandum of Lease.

      2.3.  Landlord and Tenant shall each indemnify, defend and save the other
            harmless from and against any broker commissions, or fees or claim
            for commissions or fees arising under the indemnifying party which
            indemnification will expressly survive the termination of this
            Lease.

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

           WITNESSES:                      LANDLORD:

                                           "SJ LIMITED PARTNERSHIP"

           /s/ Stefanie Soboleski          By: /s/ David Jans
           ------------------------------     ---------------------------------

           Printed: Stefanie Soboleski     Printed: David Jans
                   ----------------------          ----------------------------

                                           Title: Partner
                                                 ------------------------------
           /s/ Jason Thrash
           -----------------------------
           Printed: Jason Thrash
                   ---------------------

           WITNESSES:                      "TENANT"

                                           SOUTHWEST STAINLESS L.P.

                                           By: Z & L ACQUISITION CORP., its
                                               General Partner

           /s/ Mark Scimeca                By: /s/ J. Stephen Zeph
           -----------------------------      ---------------------------------

           Printed: Mark Scimeca           Printed: J. Stephen Zeph
                   ---------------------           ----------------------------

                   /s/ Gloria Jean Smith   Title: Assistant Treasurer
                   ---------------------         ------------------------------

           Printed: Gloria Jean Smith
                   --------------------
<PAGE>

                                                                   Exhibit 10.19
                                                                    Sub-ITEM (b)

                                                                     Page 1 of 9

                                COMMERCIAL LEASE

      Agreement of Lease, made as of this is 1st day of June 2000, by and
between S J LIMITED PARTNERSHIP, ("Landlord"), and SOUTHWEST STAINLESS, L.P.
("Tenant").

      A.    Landlord and Tenant desire to hereby enter into a Commercial Lease
            for the demised premises described therein as 7311 Galveston Rd.
            #510, Houston, TX. ("Leased Premises") including a 12,500-sq. ft.
            machine shop, of concrete tilt-wall construction, with 3000-sq. ft.
            of office and 19,000 sq. ft concreted outside storage.

      B.    The following list of machinery is included in this lease:
            1-42" Bullard vertical turret lathe - Serial no. 111651
            1-24" Bullard vertical turret lathe - Serial no. 101749
            1-20" Monarch horizontal lathe - Serial no. 35217
            2-12" Sharp horizontal lathes - Serial no. 4025 & K5069
            1- Acer milling machine - Serial no. 030011661
            1- Doall horizontal band saw - Serial no. 52799972
            1- Goff 4 ft. Rotoblaster - Serial no. 199-50-759

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

      1.    The Landlord leases to the Tenant the Leased Premises for the term
            of seven (7) years and 11 months from the first day of June (1st)
            2000 to April 30, 2010, at an annual rental of Ninety-Six Thousand
            Two Hundred Forty no/100 Dollars ($96,240.00), payable at the office
            of the Landlord in equal monthly installments of Eight Thousand
            Twenty and no/100 Dollars ($8,020.00), in advance, on the first of
            each month, the first payment to be made on the 1st day of June,
            2002; With an annual increase by amount equal to % increase in
            CPI-U, in no event more than 3%.

      a.)   Provided it is not then in default under the Lease, Tenant may
            extend the term up to three (3) times for one (1) year per extension
            by written notice of its election to do so given to Landlord at
            least ninety (90) days prior to the current expiration date. The
            extended term will be on all of the terms and conditions of this
            Lease.

      2.    The Tenant agrees:

            (a)   That it will pay the said rent at the times and in the manner
                  aforesaid.

            (b)   That it will during the said term insure and keep insured the
                  said building from loss or damage by fire in at least the sum
                  of $450,000.00 by insurance companies of recognized
                  responsibility, licensed to do business in this state, and
                  that it will pay all the premiums necessary for those purposes
                  within ten (10) days after the same shall become due and will
                  promptly deliver to the Landlord the policies of insurance and
                  the receipts from such premiums: Provided, that if the Tenant
                  shall at any time fail to insure or keep insured as aforesaid,
                  the Landlord may do all things necessary to effect or maintain
                  such insurance, and any reasonable moneys expended by it for
                  that purpose shall be payable by the Tenant on demand, may be
                  recovered as rent

<PAGE>
                                                                     Page 2 of 9

                  in arrears. Any policies obtained by Tenant will name Landlord
                  as an additional named insured.

            (c)   That it will keep all and singular the said building and
                  premises, including the plumbing in such repair as the same
                  are at the commencement of the said term or may be put in
                  during the continuance thereof, reasonable wear and tear and
                  damage by fire or other unavoidable casualty only excepted,
                  and will promptly replace all glass thereof broken during the
                  said term by other of the same size and quality. It is
                  the intent of the parties that Tenant will only be required to
                  make repairs or replacements, which are not structural in
                  nature.

            (d)   That it will not injure, or deface or suffer to be injured or
                  defaced the premises or any part thereof.

            (e)   Tenant agrees to indemnify and save harmless Landlord and its
                  parents, subsidiaries, affiliates, directors, officers,
                  employees, servants, attorneys and representatives from any
                  and all claims of action, damages, fines, judgments,
                  penalties, cost (including environmental clean-up costs and
                  response costs), liabilities, expenses or losses (including
                  without limitation, reasonable attorney's fees and expenses of
                  litigation) arising during or after the Term: (a) as a result
                  of any violation by Tenant of any applicable federal, state of
                  local environmental laws of regulations, as now or hereinafter
                  in effect, regulating, relating to or imposing liability or
                  imposing standards of conduct concerning any Hazardous
                  Materials; or (b) as a result of the presence, disturbance,
                  discharge, release, removal or cleanup of Hazardous Materials
                  or as a result of environmental contamination or other similar
                  conditions which existed after commencement of the Term and
                  which was caused by or brought onto the Premises by Tenant or
                  Tenant's agents, contractors, employees, licensees and
                  invitees; or (c) as a result of any violation by Tenant of the
                  accessibility or path of travel requirements imposed by ADA;
                  or (d) as a result of any of Tenant's representations and
                  warranties being untrue. These indemnities will survive the
                  expiration, cancellation or termination of the Lease;
                  provided, however, that Tenant will not be liable for the acts
                  of any other tenants of said property.

            (f)   That it will use the premises for storage, distribution and
                  sale of any and all products sold by the Tenant or for any
                  other lawful purpose. Tenant will not make or suffer any
                  unlawful, improper, or offensive use of the premises, or any
                  use or occupancy thereof contrary to any law of the state or
                  any ordinance of the said city now or hereafter made, or which
                  shall be injurious to any person or property, or which shall
                  be liable to endanger or affect any insurance on the said
                  building or to increase the premium thereof.

            (g)   That it will not assign, underlet, or part with the possession
                  of the whole or any part of the premises without first
                  obtaining the written consent of the Landlord. Provided
                  however, Tenant may (a) sublet all or part of the Premises to
                  any corporation, the majority of whose shares are owned by
                  Tenant, during the period of such majority ownership only or
                  (b) assign this Lease to any corporation which owns more than
                  fifty percent (50%) of Tenant's issued and outstanding shares,
                  or which succeeds to the entire business of Tenant through
                  purchase, merger, consolidated or

<PAGE>

                                                                     Page 3 of 9

                  reorganization, or to any affiliate sharing common majority
                  ownership with the Tenant, Subtenants or assignees will become
                  liable directly to Landlord for all obligations of Tenant
                  hereunder, without relieving Tenant's liability.

            (h)   That the Landlord at all reasonable times may, with not less
                  than 24 hour notice to tenant, enter to view the premises and
                  to make repairs which the Landlord may see fit to make, or to
                  show the premises to person who may wish to lease.

            (i)   That at the expiration of the said term it will peaceably
                  yield up to the Landlord the premises and all erections and
                  additions made upon the same, in good repair in all respect,
                  reasonable use and wear and damage by fire and other
                  unavoidable casualties excepted, as the same now are or may be
                  put in by the Landlord. Provided however, Tenant may (if not
                  in default hereunder) prior to the expiration of this Lease,
                  or any extension thereof, remove all personal property,
                  fixtures and equipment which Tenant has placed in the
                  Premises, provided that during such removal Tenant will make
                  all reasonable repairs necessary to return the Premises to its
                  original condition, reasonable wear and tear excepted.

            (j)   That all property of any kind that may be on the premises
                  during the continuance of this lease shall be at the sole risk
                  of the Tenant, and that the Landlord shall not be liable to
                  the Tenant or any other person for any injury, loss, or damage
                  to property or to any person on the premises unless caused by
                  the negligence or willful neglect of the Landlord.

            (k)   That no assent, express or implied, by the Landlord to any
                  breach of any of the Tenant's covenants, shall be deemed to be
                  a waiver of any succeeding breach of the same covenant.

            (l)   That Tenant agrees to accept possession of the demised
                  premises in their present condition.

      3.    The Landlord covenants that the Tenant shall peaceably hold and
            enjoy the premises.

      4.    If the Tenant shall fail to pay rent reserved hereunder or any part
            thereof after Fifteen (15) days' written notice of same, or shall
            default in the performance of any other covenant or condition of
            this lease after thirty (30) days' written notice of same, the
            Landlord, by its agents and servants, may immediately, or at any
            time thereafter, re-enter the demised premises, either by summary
            proceedings or by any suitable action or proceeding at law, without
            being liable to indictment, prosecution or damage therefor, and the
            Tenant, shall remain liable to the Landlord For the deficiency, if
            any, between Tenant's rent hereunder and the price obtained by
            Landlord on re-letting, and also in case of any such re-entry the
            Tenant shall pay to the Landlord on demand, as additional damages,
            all legal and other expenses incurred in removing the Tenant, the
            commissions for re-letting the demised premises and collecting rent,
            the cost of redecorating, refinishing, and repairing the demised
            premises and such other expenses as the Landlord may incur in
            connection therewith. Upon any such re-entry, the Landlord, at its
            option, may re-let the demised premises or any part or parts
            thereof, for the remainder of the demised terms or any part or parts
            thereof, or for a period extending beyond the date for

<PAGE>

                                                                     Page 4 of 9

            the expiration of this lease and receive the rents therefor; and the
            rents collected for the balance of the agreed term of the Tenant on
            any such re-letting may be applied to pay any of the aforesaid items
            of "additional damages" remaining unpaid and to the fulfillment and
            performance of the other covenants of the Tenant hereunder, and the
            net avails thereof shall be applied by the Landlord on account of
            any rent unpaid by the Tenant for the remainder of the demised term;
            but the Tenant, however, shall pay to the Landlord upon each such
            rent days the amount of any and all deficiencies then existing. In
            any case, Landlord will use best efforts to mitigate Tenant's
            damages. No termination of this Lease prior to the normal ending
            thereof, by lapse of time or otherwise, will affect Landlord's right
            to collect rent for the period prior to the termination thereof.
            Pursuit of any of the foregoing remedies will not preclude pursuit
            of any other remedies provided by law.

      5.    In case the premised or any part thereof shall at any time during
            the said term be destroyed or damaged by fire or other unavoidable
            casualty so as to be unfit for occupancy and use, and so that the
            premises cannot be rebuilt or restored by the Landlord within ninety
            (90) days thereafter, then this lease shall terminate; but if the
            premises can be rebuilt or restored within ninety (90) days, the
            Landlord will at its own expense and with due diligence so rebuild
            or restore the premises, and a just and proportionate part of the
            rents hereby reserved shall be paid by the Tenant until the premises
            shall have been so rebuilt or restored.

      6.    In the event the whole or a substantial part of the premises shall
            be taken by the city or state or other public authority for any
            public use, then this lease shall terminate from the time when
            possession of the whole or of the part so taken shall be required
            for such public use, and the rents, properly apportioned, shall be
            paid up to the time. Provided, however, such termination will be
            without prejudice to the rights of either Landlord or Tenant to
            recover compensation and damage caused by condemnation from the
            condemnor. If is further understood and agreed that neither Tenant
            nor Landlord will have any rights in any award made to the other by
            any condemnation authority.

      7.    The agreements, conditions, covenants and terms herein contained
            shall in every case, apply to, be binding upon and inure to the
            benefit of the respective parties hereto, their heirs, executors,
            administrators, successors and assigns, with the same force and
            effect, as if specifically mentioned in each instance where a party
            hereto is named, provided, however, that no assignment or
            under-letting by Tenant in violation of the provisions of this
            lease, shall vest in any such assignee or under-tenant any right or
            title in or to the leasehold estate hereby created.

      8.    Tenant hereby especially covenants and agrees that this lease shall
            be subject and subordinate to any mortgage or mortgages now on the
            demised premises. Provided, however, as a condition to such
            subordination. Landlord must secure from each mortgagee a
            nondisturbance agreement acceptable to Tenant providing that in the
            event of a foreclosure, the mortgagee will recognize the validity of
            this Lease and, provided that Tenant is not in default, will not
            disturb tenant's possession or its rights under this lease.

<PAGE>

                                                                     Page 5 of 9

      9.    Any notice to be given under the terms of this lease by either party
            to the other party shall be in writing, and may be effected by
            personal delivery or sent by registered or certified mail, return
            receipt requested, postage prepaid, to the respective parties at the
            following addresses:

<PAGE>

                                                                     Page 6 of 9

                Landlord: S J Limited Partnership
                        7311 Galveston Rd, #710
                        Houston TX 77034

                Tenant:   Southwest Stainless, L.P., c/o Hughes Supply, Inc.,
                          Attn.: Legal Dept.
                          20 North Orange Ave., Suite 200
                          Orlando, Florida 32801

      This lease shall be construed and enforced in accordance with the laws of
      the State of Texas.

      10.   As used in this lease, whenever the context so indicates, the gender
            of all words shall include the masculine, feminine and neuter and
            the number of all words include the singular and plural.

      11.   This lease, including any exhibits hereto, constitutes the entire
            agreement between the parties pertaining to the subject matter
            hereof and supersedes all prior and contemporaneous agreements and
            understandings of the parties in connection therewith. No covenants,
            representations or conditions not expressed in this lease shall be
            binding upon the parties or shall affect or be effective to
            interpret, change or restrict the provisions of this Agreement.

      12.   No modification, cancellation or surrender of this lease shall be
            effective unless in writing signed by the Landlord and Tenant by
            their duly authorized officers.

      13.   If any provision of this lease is or may be held by a court of
            competent jurisdiction to be invalid, void, or unenforceable, the
            remaining provisions shall nevertheless survive and continue in full
            force and effect without being impaired or invalidated in any way.

      14.   Landlord warrants as of the commencement date of this Lease that the
            Premises are structurally sound and that all electrical, lighting,
            utility, fire safety, HVAC, and all operating systems are in good
            working condition and are not in need of repair.

      15.   Tenant will have the right, at its expense, to undertake a Phase I
            and or Phase II Environmental Site Assessment or equivalent (the
            "Environmental Report") with respect to the Premises. In the event
            that the results of such Environmental Report are unsatisfactory to
            Tenant, in its sole discretion, then tenant will have the right, at
            any time within forty-five (45) days after commencement of the term
            of this Lease to terminate this Lease immediately upon written
            notice to Landlord.

      16.   Landlord agrees to maintain and keep in good repair the roof,
            exterior wails, structural supports (Including foundations),
            exterior doors of any and all buildings located on the Premises, and
            all water or sewer pipes located underground or in the slab,
            sidewalks, parking lots, driveways and other vehicular access and
            maneuvering areas. Landlord will also be responsible for any repairs
            or replacements which are structural in nature, which are
            extraordinary or capital in nature, which will increase the value of
            the Premises subsequent to the end of then term, and any other
            repairs not expressly

<PAGE>

                                                                     Page 7 of 9

            delegated to Tenant in this Lease. Landlord will also promptly clean
            up and dispose of any Hazardous Materials found on, in or under any
            portion of the Premises, remediate the Premises to comply with any
            and all environmental laws applicable thereto, and pay for all clean
            up and disposal cost at no cost to Tenant, unless directly caused by
            Tenant, its employees, agents or contractors. Notwithstanding
            anything to the contrary set forth elsewhere in this Lease, in the
            event the installation of sprinkler and fire protection systems on
            Premises is required by applicable law, ordinances, regulations or
            governmental requirements for Tenant's current or future use of the
            Premises at any time during the term of this Lease or any renewals
            thereof, Landlord, at Landlord's sole expense and without materially
            interfering with Tenant's operations on the Premises, shall
            immediately install on the Premises, and subsequently maintain,
            repair, modify and replace as necessary to comply with applicable
            law, ordinances, regulations and governmental requirements, all such
            required sprinkler and fire protection systems.

      17.   Landlord agrees to indemnify and save harmless Tenant and its
            parents, subsidiaries, affiliates, directors, officers, employees,
            agents, servants, attorneys and representatives from any and all
            claims, causes of action, damages, fines, judgments, penalties,
            costs (including environmental clean-ups costs and response costs),
            liabilities, expenses or losses (including without limitation,
            reasonable attorney's fees and expenses of litigation) arising
            during or after the Lease term (a) as a result of any violation by
            Landlord or prior owners or occupants of the Premises of any
            applicable federal, state or local environmental laws or regulation,
            as now or hereinafter in effect, regulating, relating to or imposing
            liability or imposing standards of conduct concerning any Hazardous
            Materials; or (b) as a result of presence, disturbance, discharge,
            release, removal or cleanup of Hazardous Materials or as a result of
            environmental contamination or other similar conditions which
            existed prior to commencement of the Lease term; or (c) as a
            result of any violation of the accessibility or path of travel
            requirements imposed by ADA; or (d) as a result of any Landlord's
            representations and warranties being untrue. These indemnities will
            survive the expiration, cancellation or termination of the Lease.

      18.   Upon receipt from Landlord of real property tax bills for the
            Premises, Tenant will pay all real property taxes which may be
            assessed by any lawful authority against the Premises. Tenant shall
            have the right to appeal any real property tax assessment. Landlord
            shall cooperate reasonably with Tenant in connection with any such
            appeal. Any such appeal shall be at Tenant's sole expense. Landlord
            shall deliver all tax notices and bills for the premises to Tenant
            within 10 days of Landlord's receipt thereof.

      19.   Should Landlord fail to perform any of its obligations hereunder,
            Landlord will have a period of thirty (30) days after its receipt of
            writing notice from Tenant of a failure of performance within which
            to commence a cure of that failure. Failure of Landlord to commence
            that cure within the 30-day period or to effect that cure within
            30-day period will be an event of default under this Lease and
            Tenant may, at its option, elect to: (a) terminate this Lease upon
            thirty (30) days written notice to Landlord; (b) bring an action to
            require specific performance of Landlord's obligations; (c) provide
            Landlord with an additional period of time within which to effect
            that cure; (d) commence such cure itself, and Tenant may either, at
            its option, offset any expenses it incurs in effecting such cure
            against the rent and other charges due and payable by Tenant
            hereunder, or require that Landlord immediately reimburse Tenant for
            its expenses; provided, however, in the event of an emergency,
            Tenant may immediately effect a cure of Landlord's failure should
            Landlord fail to act immediately to do so, without the requirements
            of any by
<PAGE>

                                                                     Page 8 of 9

            Tenant to Landlord; and/or, (e) pursue any other remedies provided
            herein or providing by law.

      20.   Landlord warrants that Landlord owns the Premises in fee simple and
            has the right to enter into this Lease; that the Premises are free
            from liens and encumbrances except for utility easements and
            unviolated restrictive covenants which do not materially adversely
            affect Tenant's intended use of the Premises; that the Premises has
            legal, direct, pedestrian and vehicular access to and from and abuts
            one or more publicly dedicated roads; that the Premises are in
            compliance with all applicable laws, regulations and ordinances;
            that all computerized elements (defined to include all computer
            hardware and software and all equipment and systems containing or
            utilizing computer hardware and software) that are located within,
            operate within, benefit or serve all or any portion of either the
            Premises of any common areas appurtenant to or necessary to the
            normal use and operation of the Premises (the "Computerized
            Elements") are able to (a) accurately and properly recognize,
            manipulate and compare (in the normal functioning of such
            Computerized Elements) all dates, including without limitation the
            Year 2000 as a Leap Year and all dates thereafter, and (b)
            accurately and properly perform calculations and functions that rely
            on the ability to recognize, manipulate or compare such dates, and
            (c) operate in accordance with the specifications and manuals for
            such Computerized Elements (such Computerized Elements may include,
            by way of example and not limitation, elevators, security systems,
            access gates, utility systems, fire protection systems, telephone
            systems, lighting systems and HVAC systems); to the best of
            Landlord's knowledge, that past and current uses of the Premises
            comply with federal, state and local environmental laws and
            regulations; that Landlord has not received a citation from any
            regulatory agency for noncompliance with environmental laws; that,
            other than the following matters: NONE, Landlord has no knowledge of
            fuel storage tanks or of hazardous, toxic, dangerous, or
            carcinogenic materials, substances or contaminants, formaldehyde,
            polychlorinated biphenyls ("PCBs"), lead, lead dust, asbestos,
            asbestos containing materials (ACMs"), oil, gasoline, other
            petroleum products or byproducts, radon or other similar materials
            or substance (collectively "Hazardous Materials") on, in or under
            the Premises and has no knowledge of any contamination present on,
            in or under the Premises; and covenants that Tenant, provided it
            performs all of its obligations under this Lease, will peaceably and
            quietly enjoy the Premises during the Lease term without any
            disturbance from Landlord, anyone claiming by, through or under
            Landlord, or any other party, except as otherwise specifically
            provided in this Lease.

      21.   If Tenant remains in possession of the Premises after expiration of
            the term hereof, with Landlord's acquiescence and without any
            express agreement of the parties, Tenant will be a tenant-at-will at
            the rental rate in effect at end of the Lease; and there will be no
            renewal of this Lease by operation of law. This Lease will not be
            recorded, but the parties agree to execute a Memorandum of this
            Lease for recording purposes which will set forth the commencement
            date, the term of the Lease and all extensions, a legal description
            of the location of the Premises and a description of Tenant's rights
            under this Lease including, without limitation, all rights of first
            refusal and options to purchase provided hereunder, if any. If
            Tenant records the Memorandum of Lease, Tenant agrees to pay all
            recording fees and taxes required by reason of the recording of the
            Memorandum of Lease.
<PAGE>

                                                                     Page 9 of 9

      22.   Landlord and Tenant shall each indemnify, defend and save the other
            harmless from and against any broker commissions, or fees or claim
            for commissions or fees arising under the indemnifying party which
            indemnification will expressly survive the termination of this
            Lease; provided, however, that upon execution of the Lease by both
            parties, Landlord shall pay to Mohr Partners, Inc. a commission
            equal to 4.5% of the sum of all base rent (excluding add-ons & CPI
            increases) payable under this Lease.

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

           WITNESSES:                      LANDLORD:

                                           "SJ LIMITED PARTNERSHIP"

           /s/ Stefanie Soboleski          By: /s/ David Jans
           ------------------------------     ---------------------------------

           Printed: Stefanie Soboleski     Printed: David Jans
                   ----------------------          ----------------------------

                                           Title: President
                                                 ------------------------------
           /s/ Keneth D. Owen
           ------------------------------

           Printed: Keneth D. Owen
                   ----------------------

           WITNESSES:                      "TENANT"

                                           SOUTHWEST STAINLESS, L.P., a DE
                                           limited partnership

                                           By: Z & L ACQUISITION CORP., a DE
                                               corporation, its  General Partner

           /s/ Mark Scimeca                By: /s/ J. Stephen Zeph
           ------------------------------     ---------------------------------

           Printed: Mark Scimeca           Printed: J. Stephen Zeph
                   ----------------------          ----------------------------

                   /s/ Barbara K. Winslow  Title: Assistant Treasurer
                   ----------------------        ------------------------------

           Printed: Barbara K. Winslow
                   ----------------------

<PAGE>

July 10, 2002

VIA FAX: 713-941-2735

SJ Limited Partnership
7311 Galveston Rd., #710
Houston, Texas 77034

Re:   Br. 9026 - Commercial Lease for 7311 Galveston Road, #510, Houston, Texas
      by and between SJ Limited Partnership, as Landlord, and Southwest
      Stainless, L.P., as Tenant, dated June 1, 2002 (the "Lease").

Dear Landlord:

Per my conversation with Dave Jans this morning, this letter shall serve to
confirm the agreement of Landlord and Tenant to amend the Lease to extend by
three (3) weeks the forty-five (45) day Tenant environmental due diligence
period provided for in Paragraph 15 of the Lease. Please sign below and fax a
signed copy of this letter back to me at 407-649-3018 at your earliest
convenience today. Thank you very much for your assistance and cooperation in
this regard.

Sincerely,

Mark Scimeca
Associate General Counsel

The foregoing is accepted and agreed to by:

SOUTHWEST STAINLESS, L.P.                    SJ LIMITED PARTNERSHIP

By: Z&L Acquisition Corp.,
    Its sole General Partner                 By:________________________

    By:__________________________________    Printed:___________________
       Benjamin P. Butterfield, Secretary

<PAGE>

November 11, 2002

VIA FACSIMILE TO (713) 941-2735
AND CERTIFIED MAIL
RETURN RECEIPT REQUESTED

SJ Limited Partnership
7311 Galveston Rd., #710
Houston, Texas 77034

      Re:   Br. 9090: Commercial Lease dated June 1, 2002 by and between SJ
            Limited Partnership, as Landlord, and Southwest Stainless, L.P., as
            Tenant, for property located at 7311 Galveston Road, #510, Houston,
            Texas (the "Lease").

Dear Landlord:

This letter amendment to Lease shall serve to confirm the agreement of Landlord
and Tenant to modify the Lease as follows:

1.    The Lease is hereby amended by deleting the first paragraph in Item 1 in
      its entirety and replacing it with the following:

      1. The landlord leases to the Tenant the Leased Premises for the term of
      seven (7) years and eleven (11) months from the first day of June (1st)
      2002 to April 30, 2010 at an annual rental of Ninety-Three Thousand Six
      Hundred and no/100 Dollars ($93,600.00), payable at the office of the
      Landlord in equal monthly installments of Seven Thousand Eight Hundred and
      no/100 ($7,800.00), in advance, on the first of each month, the first
      payment to be made on the 1st day of June, 2002; with an annual increase
      by amount equal to % increase in CPI-U, in no event more than 3%.

      Paragraph 1a.) shall remain unchanged.

2.    Except as modified hereby, the Lease shall remain unchanged and in full
      force and effect.

Please indicate the acceptance and agreement of Landlord to this letter
amendment to Lease by having Landlord sign below and faxing a signed copy of
this letter to my attention at (407) 649-3018. Thank you for your assistance
with this matter.

<PAGE>

SJ Limited Partnership
November 11, 2002
Page Two

Sincerely,

Mark Scimeca
Assistant Secretary and
Associate General Counsel

MDS:js

cc:        Mike Stanwood (via fax)
           Dave Jans (via fax)
           George Urquiola (via inter-office mail)
           Jeff Bulejcik (via inter-office mail)

The foregoing is accepted and agreed to by:

SOUTHWEST STAINLESS, L.P.

By:    Z&L Acquisition Corp.,
       Its sole General Partner

By:______________________________

Printed:_________________________

Title:___________________________

Date:____________________________

SJ LIMITED PARTNERSHIP

By:______________________________

Printed:_________________________

Title:___________________________

Date:____________________________Exhibit 10.20

                          ADDENDUM TO COMMERCIAL LEASE

      THIS ADDENDUM TO COMMERCIAL LEASE is made and entered into as of the
13th day of March, 2001, by and between SJ PARTNERSHIP ("Landlord"), and HUGHES
SUPPLY, INC., a Florida corporattion ("Tenant").

            A. On April 1, 1999, Landlord and Tenant entered into a Commercial
Lease for the demised premises ("Premises") described therein as 7311 Galveston
Rd., #710, Houston, Texas, as amended simultaneous therein (the "Lease").

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

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

      1. All terms as defined in the Lease are herein incorporated by this
reference and are to have the meanings as set forth therein.

      2. Paragraph 1 of the Lease shall be modified to delete "for the term of
five years from the first day of April, 1999, to thirtieth day of April, 2004"
therefrom to be replaced with "for a term of eleven years and one month from the
first day of April, 1999 to the thirtieth day of April 2010."

      3. The Lease shall remain in full force and effect as amended above.

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

                                        LANDLORD:

WITNESS:                                SJ PARTNERSHIP

/s/ Stefanie Soboleski                  By: /s/ David Jans
---------------------------------          --------------------------------
Print Name: Stefanie Soboleski          Name: David Jans
           ----------------------            ------------------------------
                                        Title: Partner
                                              -----------------------------
/s/ Kenneth D. Owen
---------------------------------
Print Name: Kenneth D. Owen
           ----------------------

                                        TANANT:

WITNESS:                                HUGHES SUPPLY, INC.,
                                        a Florida corporation

/s/ Marjorie H. Fitton                  By: /s/ A. Stewart Hall, Jr.
----------------------------------         ---------------------------------
Print Name: Majorie H. Fitton           Name: A. Stewart Hall, Jr.
                                             -------------------------------
                                        Title: President
/s/ Gloria Jean Smith                         ------------------------------
----------------------------------
Print Name: Gloria Jean Smith
           -----------------------
<PAGE>

                               COMMERCIAL LEASE

      Agreement of Lease, made as of this 1st day of Apiil, 1999, between SJ
PARTNERSHIP, hereinafter called the Lessor, and HUGHES SUPPLY, INC. hereinafter
called the Lessee, withnesseth:

      1.    (a) The Lessor leases the building  known as 7311 Galveston
            Road, #710, in tlie City of Houston, Texas, (12,000 sq. ft. tilt
            wall concrete building with machine shop equipment and 12,000 sq.
            ft. concrete outside storage) for the term of five (5) years from
            the 1st day of April 1999, to the 30th day of April, 2004, at an
            annual rental of Ninety-Three Thousand Six-Hundred and no/100
            Dollars ($93,600.00), payable at the office of Lessor in Equal
            monthly installments of Seven Thousand Eight Hundred and no/100
            Dollars ($7,800.00), in advance, on the first of each month, the
            first payment to be made on the 1st day of April, 1999.

      2.    The Lessee agrees:

            (a)   That it will pay the said rent at the times and in the manner
                  aforesaid.

            (b)   That it will during the said term insure and keep insured in
                  the name of the Lessor the said building from loss or damage
                  by fire in at least the sum of $250,000.00 by insurance
                  companies to be approved by the Lessor, and that it will pay
                  all the premiums necessary for those purposes within ten (10)
                  days after the same shall become due and will promptly deliver
                  to the Lessor the policies of insurance and the receipts from
                  such premiums; Provided, that if the Lessee shall at any time
                  fail to insure or keep insured as aforesaid, the Lessor may do
                  all things necessary to effect or maintain such insurance, and
                  any moneys expended by it for that purpose shall be payable by
                  the Lessee on demand, may be recovered as rent in arrears.

            (c)   That it will keep all and singular the said building and
                  premises, including the plumbing in such repair as the same
                  are at the commencement of the said term or may be put in
                  during the continuance thereof, reasonable wear and tear and
                  damage by fire or other unavoidable casualty only excepted,
                  and will promptly replace all glass thereof broken during the
                  said term by other of the same size and quality.

            (d)   That it will not injure, or deface or suffer to be injured or
                  defaced the premises or any part thereof.

            (e)   That it will save harmless and indemnify the Lessor from and
                  against all loss, liability, or expense that may incurred by
                  reason of any accident with the machinery, gas or water or
                  other pipes, or from any damage, neglect, or misadventure
                  arising from or in any way growing out of the use, misuse, or
                  abuse of the city water, or from the bursting of any pipes.

            (f)   That it will not make or suffer any unlawful, improper, or
                  offensive use of the premises, or any use or occupancy thereof
                  contrary to any law of the state or any ordinance of the said
                  city now or hereafter made, or which shall be injurious to any
                  person or property, or which shall be liable to endanger or
                  affect any insurance on the said building or to increase the
                  premium thereof.

<PAGE>

            (g)   That it will not assign, underlet, or part with the possession
                  of the whole or any part of the premises without first
                  obtaining the written consent of the Lessor.

            (h)   That the Lessor at all seasonable times may enter to view the
                  premises and to make repairs which Lessor may see fit to make,
                  or to show the premises to person who may wish to lease.

            (i)   That at the expiration of the said term it will peaceably
                  yield up to the Lessor the premises and all erections and
                  additions made upon the same, in good repair in all respect,
                  reasonable use and wear and damage by fire and other
                  unavoidable casualties excepted, as the same now are or may be
                  put in the by the Lessor.

            (j)   That all property of any kind that may be on the premises
                  during the continuance of this lease shall be at the sold risk
                  of the Lessee, and that the Lessor shall not be liable to the
                  Lessee or any other person for any injury, loss, or damage to
                  property or to any person on the premises.

            (k)   That no assent, express or implied, by the Lessor to any
                  breach of any of the Lessee's convenants, shall be deemed to
                  be a waiver of any succeeding breach of the same convenant.

            (l)   That Lessee agrees to accept possession of the demised
                  premises in their present condition, and to allow for changes
                  in such condition which may occur by reasonable deterioration
                  between the date hereof, and the date that Lessee actually
                  occupies said premises.

3.    The Lessor covenants that the Lessee shall peaceably hold and enjoy the
      premises.

4.    If the Lessee becomes insolvent or is adjudicated a bankrupt or applies
      for or takes the benefit of any bankruptcy or insolvent act or any act of
      statutory provisions for the relief of debtors, now or hereafter enacted,
      or make a general assigment for the benefit of creditors or if a Receiver
      or Trustee be appointed for the Lessee's property, the Lessor may give to
      the Lessee fifteen (15) days' written notice of intention to end the term
      of the lease, and thereupon at the expiration of said fifteen (15) days,
      the term under this lease shall expire as fully and completely as if that
      day were the date herein definitely fixed for the expiration of the term,
      and the Lessee will then quit and surrender the demised premises to the
      Lessor, but the Lessee shall remain liable as hereafter provided.

      If the Lessee shall fail to pay rent reserved hereunder or any part
      thereof after fifteen (15) days' written notice of same, or shall default
      in the performance of any other convenant or condition of this lease after
      thirty (30) days' written notice of same, or if the demised premises
      become vacant or deserted, the Lessor, by its agents and servants, may
      immediately, or at any time thereafter, re-enter the demised premises and
      remove all persons and property therefrom, either by summary proceeding or
      by any suitable action or proceeding at law, or by force or otherwise,
      without being liable to indictment, prosecution or damage therefor, and
      the Lessee, whether or not the premises be re-let as hereinafter provided,
      shall remain liable to the Lessor for damages equivalent

<PAGE>

      in amount to all of the rent reserved hereunder to the time when this
      lease would have expired but for such termination, and the same shall be
      due and payable by the Lessee to the Lessor on the several rent days above
      specified, and also in case of any such re-entry the Lessee shall pay to
      the Lessor on demand, as additional damages, all legal and other expenses
      incurred in removing the Lessee, the commissions for re-letting the
      demised premises and collecting rent, the cost of redecorating,
      refinishing, and repairing the demised premises and such other expenses as
      the Lessor may incur in connection therewith. Upon any such re-entry, the
      Lessor, at its option, may re-let the demised premises or any part or
      parts thereof, or for a period extending beyond the date for the
      expiration of this lease and receive the rents therefor; and the rents
      collected for the balance of the agreed term of the Lessee on any such
      re-letting may be applied to pay any of the aforesaid items of "additional
      damages" remaining unpaid and to the fulfillment and performance of the
      other covenants of the Lessee hereunder, and the net avails thereof shall
      be applied by the Lessor on account of any rent unpaid by the Lessee for
      the remainder of the demised term; but the Lessee, however, shall pay to
      the Lessor upon each such rent days the amount of any and all deficiencies
      then existing.

5.    In case the premised or any part thereof shall at any time during the said
      term be destroyed or damaged by fire or other unavoidable casualty so as
      to be unfit for occupancy and use, and so that the premises cannot be
      rebuilt or restored by the Lessor within ninety (90) days thereafter,
      then this lease shall terminate; but if the premises can be rebuilt or
      restored within ninety (90) days, the Lessor will at its own expense and
      with due diligence so rebuild or restore the premises, and a just and
      proportionate part of the rents hereby reserved shall be paid by the
      Lessee until the premises shall have been so rebuilt or restored.

6.    In the event the whole or a substantial part of the premises shall be
      taken by the city or state or other public authority for any public use,
      then this lease shall terminate from the time when possession of the whole
      or of the part so taken shall be required for such public use, and the
      rents, properly apportioned, shall be paid up to that time; and the Lessee
      shall not claim or be entitled to any part of the award to be made for
      damages for such taking for public use, save and except for business
      interruption and relocation expense, and such taking shall not be deemed a
      breach of the Lessor's covenant for quiet enjoyment herein before
      contained.

7.    The agreements, conditions, covenants and terms herein contained shall in
      every case, apply to, be binding upon the inure to the benefit of the
      respective parties hereto, their heirs, executors, administrators,
      successors and assigns, with the same force and effect, as if specifically
      mentioned in each instance where a party hereto is named, provided,
      however, that not assignment or under-letting by Lessee in violation of
      the provisions of this lease, shall vest in any such assignee or
      under-tenant any right or title in or to the leasehold estate hereby
      created.

<PAGE>

8.    Lessor shall have a landlord's lien and in addition, is hereby given an
      express contractual landlord's lien as security for the fixed rent herein
      reserved, as well as any of the other charges or expenses upon all of the
      goods, wares, chattels, implements, fixtures, furniture, tools, machinery
      and other personal property which Lessee now or at any time hereafter
      placed in or upon the demised premises, all exemptions of said property
      which Lessee now or at any time hereafter placed in or upon the demised
      premises, all exemptions of said property or any part of it being hereby
      waived.

9.    Lessee hereby especially convenants and agrees that this lease shall be
      subject and subordinate to any mortgage or mortgages now on the demised
      premises.

10.   Any notice to be given under the terms of this lease by either party to
      the other party shall be in writing, and may be effected by personal
      deliver or sent by registered or certified mail, return receipt requested,
      postage prepaid, to the respective parties at the following addresses:

                        Lessor: SJ Partnership
                                7211 Galveston Rd., #710
                                Houston TX 77034

                        Lessee: Hughes Supply

11.   This lease shall be construed and enforced in accordance with the laws of
      the State of Texas.

12.   As used in this lease, whenever the context so indicates, the gender of
      all words shall include the masculine, feminine and neuter and the number
      of all words include the singular and plural

13.   This lease, including any exhibits hereto, constitutes the entire
      agreement between the parties pertaining to the subject matter hereof and
      supersedes all prior and contemporaneous agreements and understandings of
      the parties in connection therewith. No covenants, representations or
      conditions not expressed in this lease shall be binding upon the parties
      or shall affect or be effective to interpret, change or restrict the
      provisions of this Agreement.

14.   No modification, cancellation or surrender of this lease shall be
      effective unless in writing signed by the Lessor and Lessee by their duly
      authorized officers.

<PAGE>

15.   If any provision of this lease is or may be held by a court of competent
      jurisdiction to be invalid, void, or unenforceable, the remaining
      provisions shall nevertheless survive and continue in full force and
      effect without being impaired or invalidated in any way.

         SIGNED this 1 day of April, 1999.

                    SJ PARTNERSHIP, Lessor

                    /s/ David C. Jans
                    BY: DAVID C. JANS, Partner

                    HUGHES SUPPLY, INC.

                    By:  /s/ A. Stewart Hall, Jr.
                       ------------------------------
                                  President

<PAGE>

                          ADDENDUM TO COMMERCIAL LEASE

      THIS ADDENDUM TO COMMERCIAL LEASE is made and entered into as of the __day
of April, 1999, by and between SJ PARTNERSHIP ("Landlord"), and HUGHES SUPPLY,
INC. ("Tenant").

            A. Landlord and Tenant, concurrently with this Addendum, entered
into a Commercial Lease for the demised premises described therein as 7311
Galveston Rd., #710, Houston, TX, (the "Lease").

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

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

      1. Paragraph 1 of the Lease shall be amended to provide for "the term of
five (5) years from the first day of April 1999 to the thirtieth (30th) day of
April 2004" as opposed to "the term of five (5) years from the first day of
April 1999 to the thirtieth (30th) of April 2004."

      2. Paragraph 1 shall be further amended to add a subparagraph (b) which
shall state as follows:

      b.) Provided it is not then in default under the Lease, Tenant may extend
the term up to three (3) times for one (1) year per extension by written notice
of its election to do so given to Landlord at least ninety (90) days prior to
the then current expiration date. The extended term will be on all of the terms
and conditions of this Lease.

      3. Paragraph 2(b) shall be amended to read as follows: (deletions struck
through, additions underlined): (a) that it will pay the said rent at the times
and in the manner aforesaid. That it will during the said term insure and keep
insured the said building from loss or damage by fire in at least the sum of
$250,000.00 by insurance companies, of recognized responsibility licensed to do
business in this state, and that it will pay all the premiums necessary for
those purposes within ten (10) days after the same shall become due and will
promptly deliver to the Landlord the policies of insurance and the receipts from
such premiums; Provided, that if the Lessee shall at any time fail to insure or
keep insured as aforesaid, the Landlord may do all things necessary to effect or
maintain such insurance, and any reasonable moneys expended by it for that
purpose shall be repayable by the Tenant on demand, may be recovered as rent in
arrears. Any policies obtained by Tenant will name Landlord as an additional
named insured.

      4. Paragraph 2(c) shall be amended to add the following sentence: It is
the intent of the parties that Tenant will only be required to make repairs or
replacements which are not structural in nature.

<PAGE>

      5. Paragraph 2(e) shall be deleted as it reads in the Lease and replaced
as follows: Tenant agrees to indemnify and save harmless Landlord and its
parents, subsidiaries, affiliates, directors, officers, employees, agents,
servants, attorneys and representatives from any and all claims, causes of
action, damages, fines, judgments, penalties, costs (including environmental
clean-up costs and response costs), liabilities, expenses or losses (including
without limitation, reasonable attorneys' fees and expenses of litigation)
arising during or after the Term: (a) as a result of any violation by Tenant of
any applicable federal, state or local environmental laws or regulations, as now
or hereinafter in effect, regulating, relating to or imposing liability or
imposing standards of conduct concerning any Hazardous Materials; or (b) as a
result of the presence, disturbance, discharge, release, removal or cleanup of
Hazardous Materials or as a result of environmental contamination or other
similar conditions which existed after commencement of the Term and which was
caused by or brought onto the Premises by Tenant or Tenant's agents,
contractors, employees, licensees and invitees; or (c) as a result of any
violation by Tenant of the accessibility or path of travel requirements imposed
by ADA; or (d) as a result of any of Tenant's representations and warranties
being untrue. These indemnities will survive the expiration, cancellation or
termination of the Lease; provided, however, that Tenant will not be liable for
the acts of any other tenants of said property.

      6. Paragraph 2(f) of the Lease shall be amended to read as follows:
(additions underlined): That it will use the premises for the storage,
distribution and sale of any and all products sold by the Tenant or for any
other lawful purpose. Tenant will not make or suffer any unlawful,
improper, or offensive use of the premises, or any use or occupancy thereof
contrary to any law of the state or any ordinance of said city now or hereafter
made, or which shall be injurious to any person or property, or which shall be
liable to endanger or affect any insurance on the said building or to increase
the premium thereof.

      7. Paragraph 2(g) of the Lease shall be amended to add the following
sentence: Provided however, Tenant may (a) sublet all or part of the Premises to
any corporation, the majority of whose shares are owned by Tenant, during the
period of such majority ownership only or (b) assign this Lease to any
corporation which owns more than fifty percent (50%) of Tenant's issued and
outstanding shares, or which succeeds to the entire business of Tenant through
purchase, merger, consolidation or reorganization, or to any affiliate sharing
common majority ownership with the Tenant. Subtenants or assignees will become
liable directly to Landlord for all obligations of Tenant hereunder, without
relieving Tenant's liability.

      8. Paragraph 2(h) of the Lease shall be amended to provide that the
Landlord may enter the premises at "all reasonable times" as opposed to
"?seasonable? times".

                                       2
<PAGE>

      9. Paragraph 2(i) of the Lease shall be amended to add the following
sentence: Provided however, Tenant may (if not in default hereunder) prior to
the expiration of this Lease, or any extension thereof, remove all personal
property, futures and equipment which Tenant has placed in the Premises,
provided that during such removal Tenant will make all reasonable repairs
necessary to return the Premises to its original condition, reasonable wear and
tear excepted.

      10. Paragraph 2(i) of the Lease shall be amended to add the following
language to the end of the provision: unless caused by the negligence or willful
neglect of the Landlord.

      11. Paragraph 4 of the Lease shall be amended to delete the first
paragraph in its entirety with the remaining paragraph to be amended to read as
follows (deletions struck through, additions underlined): If the Tenant shall
fail to pay rent reserved hereunder or any part thereof after fifteen (15) days'
written notice of same, or shall default in the performance of any other
covenant or condition of this Lease after thirty (30) days' written notice of
same, the Landlord, by its agents and servants, may immediately, or at and time
thereafter, re-enter the demised premises, either by summary proceedings or by
any suitable action or proceeding at law, without being liable to indictment,
prosecution or damage therefor, and the Tenant, shall remain liable to the
Landlord for the deficiency, if any, between Tenant's rent hereunder and the
price obtained by Landlord on reletting, and also in case of any such re-entry
the Tenant shall pay to the Landlord on demand, as additional damages, all legal
and other expenses incurred in removing the Tenant, the commissions for
re-letting the demised premises and collecting rent, the cost of redecorating,
refinishing, and repairing the demised premises and such other expenses as the
Landlord may incur in connection therewith. Upon any such re-entry, the
Landlord, at its option, may re-let the demised premises or any part or parts
thereof, for the remainder of the demised terms or any part or parts thereof, or
for a period extending beyond the date for the expiration of this Lease and
receive the rents therefor; and the rents collected for the balance of the
agreed term of the Tenant on any such re-letting shall be applied to pay any of
the aforesaid items of "additional damages" remaining unpaid and to the
fulfillment and performance of the other covenants of the Tenant hereunder, and
the net avails thereof shall be applied by the Landlord on account of any rent
unpaid by the Tenant for the remainder of the demised term; but the Tenant,
however, shall pay to the Landlord upon each such rent days the amount of any
and all deficiencies then existing. In any case, Landlord will use best efforts
to mitigate Tenant's damages. No termination of this Lease prior to the normal
ending thereof, by lapse of time or otherwise, will affect Landlord's right to
collect rent for the period prior to the

                                       3
<PAGE>

termination thereof. Pursuit of any of the foregoing remedies will not preclude
pursuit of any other remedies provided by law.

      12. Paragraph 6 of the Lease shall be amended to delete all text in the
provision which comes after the semi colon (;) to be amended to read as follows:
Provided, however, such termination will be without prejudice to the rights of
either Landlord or Tenant to recover compensation and damage caused by
condemnation from the condemnor. It is further understood and agreed that
neither Tenant nor Landlord will have any rights in any award made to the other
by any condemnation authority.

      13. Paragraph 8 of the Lease shall be deleted in its entirety.

      14. Paragraph 9 of the Lease shall be amended to add the following
sentence: Provided, however, as a condition to such subordination, Landlord must
secure from each mortgagee a nondisturbance agreement acceptable to Tenant
providing that in the event of a foreclosure, the mortgagee will recognize the
validity of this Lease and, provided that Tenant is not in default, will not
disturb tenant's possession or its rights under this Lease.

      15. Paragraph 10 of the Lease shall be amended to provide for the address
of Tenant as follows:

       Hughes Supply, Inc.
       20 North Orange Ave., Suite 200
       Orlando, Florida 32801

      Attention: Mark Scimeca, Esquire, Associate General Counsel
                 Phone: (407) 841-4755; Fax: (407) 649-3018

      16. The following paragraphs shall be added as additional provisions to
the Lease:

            (a) Landlord warrants as of the commencement date of this Lease that
the Premises are structurally sound and that all electrical, lighting, utility,
fire safety, HVAC, and all operating systems are in good working condition and
are not in need of repair.

            (a.2) Tenant will have the right, at its expense, to undertake a
Phase I Environmental Site Assessment or equivalent (the "Environmental
Report") with respect to the Premises. In the event that the results of such
Environmental Report are unsatisfactory to Tenant, in its sole discretion, then
Tenant will have the right, at any time within forty-five (45) days after
commencement of the term of this Lease to terminate this Lease immediately upon
written notice to Landlord.

            (b) Landlord agrees to maintain and keep in good repair the roof,
exterior walls, structural supports (including foundations), exterior doors of
any and

                                       4
<PAGE>

all buildings located on the Premises, and all water or sewer pipes located
underground or in the slab, sidewalks, parking lots, driveways and other
vehicular access and maneuvering areas. Landlord will also be responsible for
any repairs or replacements which are structural in nature, which are
extraordinary or capital in nature, which will increase the value of the
Premises subsequent to the end of the then term, and any other repairs not
expressly delegated to Tenant in this Lease. Landlord will also promptly clean
up and dispose of any Hazardous Materials found on, in or under any portion of
the Premises, remediate the Premises to comply with any and all environmental
laws applicable thereto, and pay for all clean up and disposal costs at no cost
to Tenant, unless directly caused by Tenant, its employees, agents or
contractors. Notwithstanding anything to the contrary set forth elsewhere in
this Lease, in the event the installation of sprinkler and fire protection
systems on the Premises is required by applicable law, ordinances, regulations
or governmental requirements for Tenant's current or future use of the Premises
at any time during the term of this Lease or any renewals thereof, Landlord, at
Landlord's sole expense and without materially interfering with Tenant's
operations on the Premises, shall immediately install on the Premises, and
subsequently maintain, repair, modify and replace as necessary to comply with
applicable law, ordinances, regulations and governmental requirements, all such
required sprinkler and fire protection systems.

            (c) Landlord agrees to indemnify and save harmless Tenant and its
parents, subsidiaries, affiliates, directors, officers, employees, agents,
servants, attorneys and representatives from any and all claims, causes of
action, damages, fines, judgments, penalties, costs (including environmental
clean-up costs and response costs), liabilities, expenses or losses (including
without limitation, reasonable attorneys' fees and expenses of litigation)
arising during or after the Lease term: (a) as a result of any violation by
Landlord or prior owners or occupants of the Premises of any applicable federal,
state or local environmental laws or regulations, as now or hereinafter in
effect, regulating, relating to or imposing liability or imposing standards of
conduct concerning any Hazardous Materials; or (b) as a result of the presence,
disturbance, discharge, release, removal or cleanup of Hazardous Materials or as
a result of environmental contamination or other similar conditions which
existed prior to commencement of the Lease term; or (c) as a result of any
violation of the accessibility or path of travel requirements imposed by ADA; or
(d) as a result of any of Landlord's representations and warranties being
untrue. These indemnities will survive the expiration, cancellation or
termination of the Lease.

            (d) Landlord will pay all real property taxes which may be assessed
by any lawful authority against the Premises.

            (e) Should Landlord fail to perform any of its obligations
hereunder, Landlord will have a period of thirty (30) days after its receipt of
written notice from Tenant of a failure of performance within which to commence
a cure of that failure. Failure of Landlord to commence that cure within the
30-day period or to effect that

                                       5
<PAGE>

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

            (f) Landlord warrants that Landlord owns the Premises in fee simple
and has the right to enter into this Lease; that the Premises are free from
liens and encumbrances except for utility easements and unviolated restrictive
covenants which do not materially adversely affect Tenant's intended use of the
Premises; that the Premises has legal, direct, pedestrian and vehicular access
to and from and abuts one or more publicly dedicated roads; that the Premises
are in compliance with all applicable laws, regulations and ordinances; that all
computerized elements (defined to include all computer hardware and software and
all equipment and systems containing or utilizing computer hardware and
software) that are located within, operate within, benefit or serve all or any
portion of either the Premises or any common areas appurtenant to or necessary
to the normal use and operation of the Premises (the "Computerized Elements")
are able to (a) accurately and properly recognize, manipulate and compare (in
the normal functioning of such Computerized Elements) all dates, including
without limitation the Year 2000 as a Leap Year and all dates thereafter, and
(b) accurately and properly perform calculations and functions that rely on the
ability to recognize, manipulate or compare such dates, and (c) operate in
accordance with the specifications and manuals for such Computerized Elements
(such Computerized Elements may include, by way of example and not limitation,
elevators, security systems, access gates, utility systems, fire protection
systems, telephone systems, lighting systems and HVAC systems); to the best of
Landlord's knowledge, that past and current uses of the Premises comply with
federal, state and local environmental laws and regulations; that Landlord has
not received a citation from any regulatory agency for noncompliance with
environmental laws; that, other than the following matters: NONE, Landlord has
no knowledge of the presence of fuel storage tanks or of hazardous, toxic,
dangerous, or carcinogenic materials, substances or contaminants, formaldehyde,
polychlorinated biphenyls ("PCBs"), lead, lead dust, asbestos, asbestos
containing materials ("ACMs"), oil, gasoline, other petroleum products or
byproducts, radon or other similar materials or substances (collectively
"Hazardous Materials") on, in or under the Premises and has no knowledge of any
contamination present on, in or under the Premises; and covenants that Tenant,
provided it performs all of its obligations under this Lease, will peaceably and
quietly enjoy the Premises during the Lease term without any disturbance from
Landlord, anyone claiming by,

                                       6
<PAGE>

through or under Landlord, or any other party, except as otherwise specifically
provided in this Lease.

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

            (h) This Lease will not be recorded, but the parties agree to
execute a Memorandum of this Lease for recording purposes which will set forth
the commencement date, the term of the Lease and all extensions, a legal
description of the location of the Premises and a description of Tenant's rights
under this Lease including, without limitation, all rights of first refusal and
options to purchase provided hereunder, if any. If Tenant records the Memorandum
of Lease, Tenant agrees to pay all recording fees and taxes required by reason
of the recording of the Memorandum of Lease.

            (i) Landlord and Tenant shall each indemnify, defend and save the
other harmless from and against any broker commissions, or fees or claims for
commissions or fees arising under the indemnifying party which indemnification
will expressly survive the termination of this Lease.

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

           WITNESSES:                      LANDLORD:

                                           "SJ PARTNERSHIP"

           Witnesses:

           /s/ Kenneth D. Owen             By: /s/ David Jans
           ------------------------------     ---------------------------------

           Printed: Kenneth D. Owen        Printed: David Jans
                   ----------------------          ----------------------------

                                           Title: Partner
                                                 ------------------------------
           /s/ Carolyn McCurdy
           ------------------------------

           Printed: Carolyn McCurdy
                   ----------------------

                                       7
<PAGE>

           WITNESSES:                      "TENANT"

                                           HUGHES SUUPPLY, INC., a Florida
                                           corporation

           /s/ Marjorie H. Fitton          By: /s/ A. Stewart Hall, Jr.
           ------------------------------     ---------------------------------

           Printed: Majorie H. Fitton      Printed: A. Stewart Hall, Jr.
                   ----------------------          ----------------------------

                   /s/ Jean Smith          Title: President
                   ----------------------        ------------------------------

           Printed: JEAN SMITH
                   ----------------------

                                       8
<PAGE>

                       ASSIGNMENT AND ASSUMPTION AGREEMENT

      THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (this "Assignment"), made and
entered into as of December 31, 2001, by and between Hughes Supply, Inc., a
Florida corporation (the "Assignor"), and Southwest Stainless, L.P., a Delaware
limited partnership ("Assignee").

                              W I T N E S S E T H:

      WHEREAS, due to legal, tax and compliance costs in Texas, Assignor has
decided to convey its assets in Texas to one of its wholly owned subsidiaries;
and

      WHEREAS, Assignor and Assignee desire for Assignor to assign all of
Assignor's rights, title and interest in and to all real property leases
including without limitation to those leases set forth in Exhibit "A", attached
hereto and incorporated herein by this reference located in Texas (collectively,
"Leases") to Assignee and for Assignee to receive and assume such rights, title
and interest to the Leases;

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

      1. Assignment by Assignor. Effective immediately, Assignor hereby assigns,
transfers and sets over to Assignee all of Assignor's rights, title and interest
in and to all of the Leases.

      2. Assumuption by Assignee. Effective immediately, Assignee hereby accepts
the foregoing assignment of and assumes the Leases.

      3. Governing Law. This Assignment shall be construed and enforced in
accordance with the laws of Texas, but without regard to principles of such laws
relating to conflicts of laws. Any action to construe or enforce this Assignment
shall be brought in the proper court in the State of Texas.

      4. Counterparts. This Assignment may be executed in any number of
counterparts and by the different parties hereto on separate counterparts, each
of which when so executed and delivered shall be an original and all of which
shall together constitute one and the same agreement.

      5. Notwithstanding anything to the contrary contained herein, nothing
contained herein shall release Assignor from any Lease or other obligation
Assignor may have to any third party.

<PAGE>

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

                                     "Assignor"

                                     Hughes Supply, Inc.

                                     By: /s/ Benjamin P. Butterfield
                                        --------------------------------
                                        Name: Benjamin P. Butterfield
                                        Title: Secretary & General Counsel

                                     "Assignee"

                                     SOUTHWEST STAINLESS, L.P.,

                                     By: Z&L Acquisition Corp.
                                     Its: General Partner

                                     By: /s/ Benjamin P. Butterfield
                                        --------------------------------
                                        Name: Benjamin P. Butterfield
                                        Title: Assistant Secretary
<PAGE>

                                   Exhibit A

                               Legal Description

Lease Agreement dated April 1, 1999 between S. J. Partnership (the "Landlord")
and Hughes Supply, Inc. ("Tenant"), as amended, for that certain real property
located in Houston, Texas (the "Lease").

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00064-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00064-of-00352.parquet"}]]