Document:

EXHIBIT 10.4

                         ROSENTHAL & ROSENTHAL, INC.

                             Financing Agreement

     AGREEMENT dated March 27, 2000 between BUHL ELECTRIC INC. ("Borrower"), a
corporation duly organized and presently existing in good standing under the
laws of the State of New Jersey whose chief executive office is at 14-01 Maple
Avenue, Fair Lawn, NJ 07410, and ROSENTHAL & ROSENTHAL, INC. ("Lender"), a New
York corporation with an address at 1370 Broadway, Broadway, New York, New
York 10018.

     Borrower desires to obtain loans and other financial accommodations from
Lender on a revolving basis upon the security of the "Collateral" as herein
defined. Now, therefore, Borrower and Lender agree as follows.

Section I DEFINITIONS

     As used in this Agreement, these terms shall have the following meanings
which shall be applicable to both the singular and plural forms of such terms.

     1.1  "Account Debtor" shall mean the account debtor with respect to a
Receivable and any other person who is obligated on such Receivable.

     1.2  "Advance Percentage" shall mean the percentage specified in Section
2.1 hereof.

     1.3  "Affiliate" of a party shall mean any entity controlling, controlled
by, or under common control with, the party, and the term "controlling" and
such variations thereof shall mean ownership of a majority of the voting power
of a party.

     1.4  "Business Day" shall mean a day on which Lender and ma or banks in
New York City are open for the regular transaction of business.

     1.5  "Consolidated Basis" shall mean the consolidation in accordance with
generally accepted accounting principles, practices and procedures of assets
and liabilities or other items of Borrower and BUHL INDUSTRIES, INC. ("BUHL")

     1.6  "Default" shall have the meaning provided in Section 8.1 hereof.

     1.7 "Effective Rate" shall have the meaning provided in Section 3.1
hereof.

     1.8 "Eligible Receivables" shall mean Receivables created by Borrower in
the regular course of its business which are and at all times shall continue
to be acceptable to Lender in all respects. Standards of eligibility may be
fixed and revised from time to time solely by Lender in its exclusive
judgment. In determining eligibility Lender may, but need not, rely on
ageings, reports and Schedules of Receivables furnished by Borrower, but
reliance thereon by Lender from time to time shall not be deemed to limit
Lender's right to revise standards of eligibility at any time. In general, a
Receivable shall not be deemed eligible unless the Account Debtor of such
Receivable is and at all times continues to be acceptable to Lender and unless
each Receivable complies in all respects with the representations, covenants
and warranties hereinafter set forth.

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     1.9  "Eligible Inventory" shall mean Inventory owned by Borrower in the
regular course of its business which is and at all times shall continue to be
acceptable to Lender in all respects. Standards of eligibility may be fixed
and revised from time to time solely by Lender in its exclusive judgment. In
determining eligibility, Lender may, but need not, rely on certificates of
inventory and reports furnished by Borrower, but reliance thereon by Lender
from time to time shall not be deemed to limit Lender's right to revise
standards of eligibility at any time. In general, Inventory shall not be
deemed eligible unless it complies in all respects with the representations,
covenants and warranties hereinafter set forth, made by Borrower with respect
thereto.

     1.10 "GAAP" shall mean generally accepting accounting principles in the
United States of America as in effect from time to time as set forth in the
opinions and pronouncements of the Accounting Principles Board and the
American Institute of Certified public Accountants and the elements and
pronouncements of the Financial Accounting Standards Board which are
applicable to the circumstances as of the date of determination consistently
applied.

     1.11 "Inventory" shall mean inventory as defined in the inventory
Security Agreement executed by Borrower in favor of Lender.

     1.12 "Loan Account" shall mean the Loan Account as described in Section
2.1 hereof.

     1.13  "Line of Credit" shall mean the total available amount of advances
on any basis up to the amount specified in Section 2.1 hereof.

     1.14 "Loan Account" shall mean the Loan Account as described in Section
2.1 hereof.

     1.15 "Margin" shall mean two and one quarter percent (2.25%) per annum.

     1.16 "Maximum Rate" shall have the meaning provided in Section 9.2
hereof.

     1.17 "Net Amount of Eligible Receivables" shall mean the gross amount of
Eligible Receivables less sales, excise or similar taxes, returns, discounts,
claims, credits and allowances of any nature at any time issued, owing,
granted, outstanding or claimed, and less (without duplication) all amounts
payable by any Account Debtor on Eligible Receivables if any Eligible
Receivable of such Account Debtor is unpaid more than ninety (90) days
following its invoice date.

     1.18  "Obligations" shall mean all obligations, liabilities and
indebtedness of Borrower to Lender or an Affiliate of Lender, however
evidenced, arising under this Agreement, under any other or supplemental
financing provided to Borrower by Lender or an Affiliate of Lender, or
independent hereof or thereof, whether now existing or incurred from time to
time hereafter and whether before or after termination hereof, absolute or
contingent, joint or several, matured or unmatured, direct or indirect,
primary, or secondary, liquidated or unliquidated, and whether arising
directly or acquired from others (whether acquired outright, by
assignment unconditionally or as collateral security from another and
including, without limitation, participations or interest of Lender in
obligations of Borrower to others), and including (without limitation) all of
Lender's charges, commissions, fees, interest, expenses, costs and attorneys'
fees chargeable to Borrower in connection therewith.

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     1.19 "Over-advance " shall mean any portion of all loans and advances
which on any day exceeds the product of the Advance Percentage multiplied by
the Net Amount of Eligible Receivables.

     1.20 "Prime Rate" shall mean the prime rate from time to time publicly
announced in New York City by The Chase Manhattan Bank.

     1.21 "Receivables" shall mean all obligations to Borrower for the payment
of money arising out of the sale of goods or the rendering of services by
Borrower, now existing or hereafter arising, however evidenced, including
without limitation all accounts, contract rights, general intangibles,
documents, chattel paper and instruments (as each of such ten-ns is defined in
the New York Uniform Commercial Code).

     1.22 "Year 2000 Compliant" shall mean that neither performance nor
functionality of any computer hardware or software is affected by dates prior
to, during or after the Year 2000. In particular: (a) no value for current
date will cause any interruption in operation; (b) date based functionality
must behave consistently for dates prior to, during and after the Year 2000;
(e) in all interfacing and data storage, the century in any date must be
specified either explicitly or by unambiguous algorithms or inferencing rules;
and (d) Year 2000 must be recognized as a leap year.

Section 2 LOANS

     2.1 Lender shall, in its discretion, make loans to Borrower from time to
time, at Borrower's request, which loans in the aggregate shall not exceed (i)
the lesser of (a) $2,000,000 or (ii) an amount equal to (a) seventy five
percent (75%) of the Net Amount of Eligible Receivables which have been
validly assigned to Lender and in which Lender holds a perfected security
interest pursuant to the terms hereof ranking prior to and free and clear of
all interests, claims, and rights of others; plus (b) the lesser of (1)
$400,000 or (11) the lesser of (x) thirty-five percent (35%) of Eligible
Inventory consisting of finished goods inventory, or (Y) seventy five percent
(75%) of the appraised liquidation or auction sale value of Eligible Inventory
consisting of finished goods inventory, as determined by an appraiser
acceptable to Lender, plus (c) the lessee of (i) $375,000; or (ii) seventy
five percent (75%)of the appraised liquidation value of eligible and
unencumbered machinery, equipment, furniture and fixtures, as determined by an
appraiser acceptable to Lender. The making of any loan in excess of the
percentages set forth above shall not modify such percentage or create any
obligation to make any further such loan. All loans (and all other amounts
chargeable to Borrower under this Agreement or any supplement hereto) shall be
charged to a Loan Account in Borrower's name on Lender's books. Lender shall
render to Borrower each month a statement of the Loan Account (and all credits
and charges thereto) which shall be considered correct and accepted by
Borrower and conclusively binding upon Borrower as an account stated except to
the extent that Lender receives a written notice by registered mail of
Borrower's exceptions within 30 days after such statement has been mailed by
ordinary mail to Borrower.

Section 3 LENDER'S CHARGES

     3.1 Borrower agrees to pay to Lender each month interest (computed on the
basis of the actual number of days elapsed over a year of 360 days) on the
average daily balances in the Loan Account during the preceding month at a
rate (the "Effective Rate") equal to the Prime Rate plus the Margin. The

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Effective Rate above shall increase or decrease by one-quarter of one per cent
(1/4 of 1%) per annum for each increase or decrease, respectively, of
one-quarter of one per cent (1/4 of 1%) per annum in the Prime Rate; provided,
however, that no decrease shall reduce the Effective Rate to less than the
Prime Rate plus the Margin. Any change in the Effective Rate due to a change
in the Prime Rate shall take effect on the date of such change in the Prime
Rate.

     3.2 Borrower shall pay to Lender an annual facility fee in the amount of
(i) 3/4 of 1% of the Line of Credit payable at the closing date; (ii) 3/4 of
1% of the Line of Credit payable on the first anniversary of the closing date;
and (iii) 1/2 of 1% of the Line of Credit payable on each anniversary of the
closing date thereafter.

     3.3 Should Lender arrange to open Letters of Credit or issue guaranties
for Borrower's account, Borrower agrees to pay Lender an amount equal to 1/2
of 1% of the face amount of such Letters of Credit or guaranties, plus an
additional 1/4 of 1% for each 30 days or portion thereof that the Letter of
Credit (or any resulting acceptance) or guaranty remains open and unpaid, plus
bank charges.

     3.4 Borrower shall pay to Lender monthly an administration fee of $750.00
payable in arrears on the first day of each month with respect to the prior
month for the stated term of this Agreement.

     3.5 A statement of all of Lender's charges shall accompany each monthly
statement of the Loan Account and such charges shall be payable by Borrower
within 5 days after receipt of such statement. In lieu of the separate payment
of charges, Lender at its option, shall have the right to debit the amount of
such charges to Borrower's Loan Account, which charges shall be deemed to be
first paid by amounts subsequently credited to the Loan Account. As more fully
provided in Section 9.2 hereof, in no event shall the interest charges
hereunder exceed the Maximum Rate.

Section 4 SECURITY INTEREST IN COLLATERAL

     4.1 As security for the prompt performance, observance and payment in
full of all of the Obligations, Borrower grants to Lender a security interest
in, a continuing lien upon and a right of setoff against, and Borrower hereby
assigns, transfers, pledges and sets over to Lender (collectively, including
any other assets of Borrower in which Lender may be granted a security
interest, the "Collateral"): (i) all Receivables (whether or not Eligible
Receivables and whether or not specifically listed on any schedules, reports
furnished to Lender), (ii) all of Borrower's property, and the proceeds
thereof, now or hereafter held or received by or in transit to Lender or held
by others for Lender's account, including any and all deposits, balances, sums
and credits of 13orrower with, and any and all claims of Borrower against,
Lender, at any time existing, (iii) all credit insurance policies, and all
other insurance and all guarantees relating to the Receivables or other
Collateral, (iv) all books, records and other general intangibles evidencing
or relating to Receivables or other Collateral; all deposits, or other
security for the obligation of any person under or relating to Receivables,
all of the Borrower's rights and remedies of whatever kind or nature it may
hold or acquire for the purpose of securing or enforcing Receivables; all
right, title and interest of the Borrower in and to all goods relating to, or
which by ,ale have resulted in, Receivables, including goods returned by or
reclaimed or repossessed from Account Debtors and all goods described in
copies of invoices delivered by Borrower to Lender; all rights of stoppage in

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transit, replevin, repossession and reclamation and all other rights and
remedies of an unpaid vendor or licensor, and all proceeds of any Letter of
Credit naming Borrower as beneficiary and which-provides for, guarantees or
assures the payment of any Receivable; (v) all general intangibles whether or
not arising out of the sale of goods or rendition of services, and including
without limitation choses in action, causes of action, tax refunds (and
claims), and reversions from terminated pension plans; and (vi) all proceeds
of such Collateral, in any form, including, without limitation, cash, non-cash
items, checks, notes, drafts and other instruments for the payment of money.
Such security interest in favor of Lender shall continue during the term of
this Agreement and until payment in full of all Obligations, whether or not
this Agreement shall have sooner terminated.

     4.2 At Lender's request, Borrower will mark its ledger cards, books of
account and other records relating to Receivables with appropriate notations
satisfactory to Lender disclosing that the Receivables have been assigned to
Lender and will provide Lender with confirmatory assignment schedules in form
satisfactory to Lender, copies of customers' invoices, evidence of shipment or
delivery, and such further information as Lender may require. Borrower will
take any and all steps and observe such formalities as Lender may request from
time to time to create and maintain in Lender's favor a valid and first lien
upon, security interest in and pledge of all of Borrower's Receivables and all
other Collateral, including without limitation by way of filing financing
statements and other notices and amendments and renewals thereof that may be
requested by Lender to maintain such security interest in and pledge of the
Collateral.

Section 5 CUSTODY AND INSPECTION OF COLLATERAL AND RECORDS; COLLECTION AND
HANDLING OF COLLATERAL

     5.1  Until Borrower's authority so to do is terminated at any time by
notice from Lender Borrower will, at its own expense and on Lender's behalf,
collect as Lender's property and in trust for Lender all payments and
prepayments on Receivables, and shall not commingle such collections with
Borrower's own funds. As to all moneys so collected, including all prepayments
by customers, Borrower shall on the day received remit all such collections to
Lender in the form received. All amounts collected on Receivables when
received by Lender shall be credited to Borrower's Loan Account, adding three
Business Days for collection and clearance of remittances. Such credits shall
be conditional upon final payment to Lender. Nothing contained in this Section
5.1, or otherwise in the Agreement, shall be deemed to reduce Lender's rights
and powers pursuant to Section 7 of this Agreement.

     5.2 All records, ledger sheets, correspondence, contracts and
documentation relating to or evidencing Receivables shall, until delivered to
Lender or removed by Lender from Borrower's premises, be kept on Borrower's
premises, without cost to Lender, in appropriate containers in safe places,
bearing suitable legends identifying them and all related files, containers,
receptacles and cabinets as being under Lender's dominion and control. Lender
shall at all reasonable times have full access to and the right to examine and
make copies of Borrower's books and records, to confirm and verify all
Receivables assigned to Lender and to do whatever else Lender deems necessary
to protect its interest. Lender may at any time remove from Borrower's
premises, or require Borrower to deliver any contracts, documentation, files
and records relating to Receivables, or Lender may, without cost or expense to
Lender, use such of Borrower's personnel, supplies and space at Borrower's
places of business as may be reasonably necessary for collection of
Receivables.

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     5.3 Borrower will immediately upon obtaining knowledge thereof report to
Lender all reclaimed, repossessed or returned merchandise, Account Debtor
claims and any other matter affecting the value, enforceability or
collectibility of Receivables. Any merchandise reclaimed or repossessed by or
returned to Borrower will, at the cost and expense of Borrower, be set aside
marked with the name of the Lender and will be held by Borrower for the
account of Lender and subject to Lender's security interest.  All claims and
disputes relating to Receivables are to be promptly adjusted by Borrower with
the prior approval of Lender and within a reasonable time, at its own cost and
expense. Lender may, at its option, settle, adjust or compromise claims and
disputes relating to Receivables which are not adjusted by Borrower within a
reasonable time.

     5.4 Borrower shall reimburse Lender on demand for all costs of collection
incurred by Lender in efforts to enforce payment of Receivables, recovery of
or realization upon any other Collateral, including attorneys' fees and the
fees and commissions of collection agencies. All and any fees, costs and
expenses, of whatever kind and nature, including taxes of any kind, which
Lender may incur in filing public notices (including appraisal fees and
advertising costs), and the reasonable charges of any attorney whom Lender may
engage in preparing and filing documents, making title or lien examinations
and rendering opinion letters, as well as expenses incurred by Lender
(including all attorneys' fees and including Lender's out of pocket expenses
in conducting periodic field examinations of Borrower and the collateral plus
Lender's prevailing per them charge for each of its examiners office, now $750
per person per day), in protecting, maintaining, preserving, enforcing or
foreclosing the pledge, lien and security interest granted to Lender
hereunder, whether through judicial proceedings or otherwise, or enforcing or
collecting the Receivables, or recovery of or realization upon any other
Collateral, or in defending or prosecuting any actions or proceedings arising
out of or related to its transactions with Borrower, including actions or
proceedings which may involve any person asserting a priority or claim with
respect to the Collateral, shall be borne and paid for by Borrower on demand,
shall constitute part of the Obligations and may at Lender's option be charged
to Borrower's Loan Account.

Section 6 REPRESENTATIONS, COVENANTS AND WARRANTIES

     As an inducement to Lender to enter into this Agreement, Borrower
represents, covenants and warrants (which shall survive the execution and
delivery of this Agreement) that:

     6.1 Borrower is a corporation duly organized and presently existing in
good standing under the laws of the State of New Jersey and is duly qualified
and existing in good standing in every other state in which the nature of
Borrower's business requires it to be qualified.

     6.2 The execution, delivery and performance of this Agreement are within
the corporate powers of Borrower, have been duly authorized by appropriate
corporate action and are not in contravention of the terms of Borrower's
charter or by-laws or of any indenture, agreement or undertaking to which
Borrower is a party or by which it may be bound. Borrower warrants that it is
and covenants that it shall remain solvent at all times while this Agreement
is in effect.

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     6.3 Borrower is and shall be, with respect to all Inventory, the owner
thereof free from any lien, security interest or encumbrance of any kind,
except in favor of Lender and PNC Bank, N.A. ("PNC") which is the subject of
an Intercreditor Agreement entered into contemporaneously between PNC and
Lender. No Receivable or any other Collateral has been or shall hereafter be
assigned, pledged or transferred to any person other than the Lender or in any
way encumbered or subject to a security interest except to Lender and Borrower
shall defend the same against the claims of all persons.

     6.4 All loans and advances requested by Borrower under this Agreement
shall be used for the general corporate and business purposes of Borrower and
shall in no event be requested or used by Borrower for the specific purpose of
paying wages of the employees of Borrower.

     6.5 Borrower shall maintain its shipping forms, invoices and other
related documents in a form satisfactory to Lender and shall maintain its
books, records and accounts in accordance with sound accounting practice.
Borrower agrees to furnish, and to cause BUHL to furnish, Lender with balance
sheets, statements of profit and loss, interim financial statements, cash flow
projections and such other information regarding the business affairs and
financial condition of Borrower and BUHL as Lender may from time to time
reasonably request, including, without limitation (a) audited statements, on a
Consolidated Basis, within 90 days after the end of each fiscal year of
Borrower, in such detail and scope as Lender may require, prepared with an
unqualified opinion and certified by independent Certified Public Accountants
acceptable to Lender (provided, however, that for the fiscal year ending may
31, 2000 such financial statement may be on a review basis) (b) a financial
statement, on a Consolidated Basis, within 45 days after the end of the first
and the third quarterly period of each fiscal year of Borrower, prepared
internally and certified by the Comptroller of Borrower; and (c) an unaudited
financial statement, on a Consolidated Basis, prepared on a review basis
within 45 days after the end of the second quarterly period of each fiscal
year of Borrower, prepared by independent Certified Public Accountants
acceptable to Lender. All such statements and information shall fairly present
the financial condition of Borrower and BUHL as of the dates, and the results
of their respective operations for the periods, for which the same are
furnished.

     6.6 Borrower shall duly pay and discharge all taxes, assessments,
contributions and governmental charges upon or against it or its properties or
assets prior to the date on which penalties attach thereto. Borrower shall be
liable for any tax (excluding a tax imposed on the overall net income of
Lender) imposed upon any transaction under this Agreement or giving rise to
the Receivables or which Lender may be required to withhold or pay for any
reason and Borrower agrees to indemnify and hold Lender harmless with respect
thereto, and to repay Lender on demand the amount thereof, and until paid by
Borrower shall be added to the obligations secured hereunder, and may at
Lender's option be charged to Borrower's Loan Account.

     6.7 Borrower shall duly pay and discharge all taxes, assessments,
contributions and governmental charges upon or against it or its properties or
assets prior to the date on which penalties attach thereto. Borrower shall be
liable for any tax (excluding a tax imposed on the overall net income of
Lender) imposed upon any transaction under this Agreement or giving rise to
the Receivables or which Lender may be required to withhold or pay for any
reason and Borrower agrees to indemnify and hold Lender harmless with respect

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thereto, and to repay Lender on demand the amount thereof, and until paid by
Borrower shall be added to the Obligations secured hereunder, and may at
Lender's option be charged to Borrower's Loan Account.

     6.8 With respect to each Receivable, Borrower hereby represents and
warrants that: each Receivable represents a valid and legally enforceable
indebtedness based upon an actual and bona fide sale and delivery of property
or rendition of services in the ordinary course of Borrower's business which
has been finally accepted by the Account Debtor and for which the Account
Debtor is unconditionally liable to make payment of the amount stated in each
invoice, document or instrument evidencing the Receivable in accordance with
the terms thereof, without offers defense or counterclaim; each Receivable
will be paid in full at maturity; all statements made and all unpaid balances
appearing in any invoices, documents, instruments and statements of account
describing or evidencing the Receivables are true and correct and are in all
respects what they purport to be and all signatures and endorsements that
appear thereon are genuine and all signatories and endorsers have full
capacity to contract; the Account Debtor owing the Receivable and each
guarantor, endorser or surety of such Receivable is solvent and financially
able to pay in full the Receivable when it matures; and all recording, filing
and other requirements of giving public notice under any applicable law have
been duly complied with.

     6.9 Borrower shall until payment in full of all Obligations to Lender and
termination of this Agreement (a) cause to be maintained, on a consolidated
basis, with BUHL at the end of each fiscal quarter (i.e., December, March,
June, September), Tangible Net Worth in an amount not less than $1,250,000 and
(b) cause to be maintained at the end of each such fiscal quarter, Working
Capital of not less than $400,000.

     For the purpose hereof the following terms shall have the following
definitions:

     "Current Assets" at a particular date shall mean cash accounts and
inventory of Borrower providing however, that such amounts shall not include
any amounts for any indebtedness owing by any affiliate to Borrower.

     "Current Liabilities" at a particular date shall mean all amounts which
would, in conformity with GAAP, be included under current liabilities or
duplications, the amounts of (a) all indebtedness payable on demand, or at the
option of the person or entity to whom such indebtedness is owed, not more
than twelve (12) months after such date, (b) any payments in respect of any
indebtedness (whether installment, serial maturity, sinking fund payment or
otherwise) required to be made not more than twelve (12) months after such
date, (c) all reserves in respect of liabilities or indebtedness payable on
demand or, at the option of the person or entity to whom such indebtedness is
owed, not more than twelve (12) months after such date, the validity which is
not contested to such date, (d) all accruals for federal or other taxes
measured by income payable within twelve (12) months of such date and (e) all
outstanding indebtedness to Lender.

     "Tangible Net Worth" shall mean, at a particular date (a) the aggregate
amount of all assets of Borrower as may be properly classified as such in
accordance with GAAP consistently applied excluding such other assets as are
properly classified as intangible assets under GAAP, less (b) the aggregate
amount of all liabilities of Borrower (excluding subordinated liabilities to
Lender) determined in accordance with GAAP.

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     "Working Capital" shall mean the excess, if any, of Current Assets less
Current Liabilities.

     6.10  Borrower's computer based system are Year 2000 Compliant and at
Lender's request Borrower shall provide assurances acceptable to Lender
thereof.

Section 7 SPECIFIC POWERS OF LENDER

     7.1  Borrower hereby constitutes Lender or its agent, or any other person
whom Lender may designate, as Borrower's attorney, at Borrower's own cost and
expense to exercise at any time all or any of the following powers which,
being coupled with an interest, shall be irrevocable until all Obligations
have been paid in full: (a) to receive, take, endorse, assign, deliver, accept
and deposit, in Lender's or Borrower's name, any and all checks, notes,
drafts, remittances and other instrument and documents relating to Receivables
and proceeds thereof; (b) to receive, open and dispose of all mail addressed
to Borrower and to notify postal authorities to change the address for
delivery thereof to such address as Lender may designate; (c) to transmit to
Account Debtors indebted on Receivables notice of Lender's interest therein
and to request from such Account Debtors at any time, in Borrower's name or in
Lender's or that of Lender's designee, information concerning the Receivables
and the amounts owing thereon; (d) to notify Account Debtors to make payment
directly to Lender; (e) to take or bring, in Borrower's name or Lender's, all
steps, actions, suits or proceedings deemed by Lender necessary or desirable
to effect collection of the Receivables; and (f) to sign on behalf of the
Borrower one or more financing statements (or amendments to financing
statements) under the Uniform Commercial Code.  In addition, to the extent
permitted by law, Lender may file one or more financing statements signed only
by Lender, naming Borrower as debtor and Lender as secured party and
indicating therein the types or describing the items of collateral covered by
this Agreement.  Without limitation of any of the powers enumerated above,
Lender is hereby authorized to accept and to deposit all collections in any
form, relating to Receivables, received from or for the account of Account
Debtors (whether such collections are remitted directly to Lender by Account
Debtors or are forwarded to Lender by Borrower), including remittances which
may reflect deductions taken by Account Debtors, regardless of amount, the
Loan of Borrower to be credited only with amounts actually collected on
Receivables in accordance with Section 5.1 Borrower hereby releases (i) any
bank, trust company or other firm receiving or accepting such collections in
any form, and (ii) Lender and its officers, employees and designees, from any
liability arising from any act or acts hereunder or in furtherance hereof,
whether of omission or commission, and whether based upon any error of
judgment or mistake of law or fact.

Section 8 LENDER'S REMEDIES UPON BORROWER'S DEFAULT

    8.1  Borrower agrees that all of the loans and advances made by Lender
under the terms of this Agreement, together with all Obligations of Borrower
as defined herein (unless otherwise provided in any instrument evidencing the
same or agreement relating thereto), shall be payable by Borrower at Lender's
demand at the office of Lender in New York, New York.  In addition, all
Obligations shall be, at Lender's option, due and payable without notice or
demand upon termination of this Agreement or upon the occurrence of any one or
more of the following events of default ("Default"): (a) if Borrower shall
fail to pay to Lender when due any amounts owing to Lender under any
Obligation, or shall breach any of the terms, covenants, conditions or

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provisions of this Agreement or any other agreement between the parties; (b)
if any guarantor, endorser or other person liable on the Obligations shall die
(and the estate of such deceased shall not, within 45 days of the date
following the death of such deceased, enter into a guaranty of the Obligations
satisfactory in form and substance to Lender), terminate its guaranty or shall
breach any of the terms, covenants, conditions or provisions of any guarantee,
endorsement or other agreement of such person with, or in favor of, Lender,
(c) if any representative, warranty, or statement of fact made to Lender at
any time by or on behalf of Borrower is false or misleading in any material
respect; (d) if Borrower shall become insolvent, is generally unable to pay
its debts as the mature, files or has file against it a petition in
bankruptcy, liquidation or reorganization, or if a judgment against Borrower
remains unpaid, unstayed or undismissed for a period of more than five days,
or if Borrower discontinues doing business for any reason, or if a custodian,
receiver or trustee of any kind is appointed for it or any of its property; or
(e) if there is a change (by voluntary transfer, death or otherwise) in
Borrower's controlling stockholders or owners provided, however, that
transfers (whether the gift, sale or testamentary bequest) between or among
Matthew Kyhl, David Kyhl or the estate of Henry Kyhl shall not constitute a
change in Borrower's controlling stockholders or owners for the purpose of the
subsection (e); or (f) if at any time Lender shall, in its sole discretion,
reasonably exercised, consider the Obligations insecure or any part of the
Receivables unsafe, insecure or insufficient and Borrower shall not on demand
furnish other collateral or make payment on account, satisfactory to Lender.
Upon the occurrence of any Default, (i) Borrower shall pay to Lender, as
liquidated damages and as part of the Obligations, a charge at the rate of
five percent (5%) per annum above the Effective Rate upon the unpaid balance
of the Obligations from the date of Default until the date of the payment of
the Obligations, which charge shall be in lieu of compensation payable under
Section 3.1 from such date; provided, that in no event shall such rate exceed
the Maximum Rate, (ii) Borrower shall pay to Lender all costs, disbursements,
charges and expenses for the collection and enforcement of the Obligations,
and for the protection and enforcement of Lender's security interest,
including reasonable attorneys' fees at the time counsel is retained by
Lender, all of which shall be added to and deemed part of the obligations, and
(iii) Lender shall have the right (in addition to any other rights Lender may
have under this Agreement or otherwise) without further notice to Borrower, to
enforce payment of any Receivables, to settle, compromise, "Or release in
"whole or in ad, any amounts owing on Receivables, to prosecute any action,
suit or proceeding with respect to Receivables, to extend the time of payment
of any and all Receivables, to make allowances and adjustments with respect
thereto, to issue credits in Lender's name or Borrower's, to sell, assign and
deliver the Receivables (or any part thereof and any returned, reclaimed or
repossessed merchandise or other property held by Lender or by Borrower for
Lender's account, at public or private sale, at broker's board, for cash, upon
credit or otherwise, at Lender's sole option and discretion, and Lender may
bid or become purchaser at any such sale if public, free from any right of
redemption which is hereby expressly waived. Borrower agrees that the giving
of five days' notice by Lender, sent by ordinary mail, postage prepaid, to the
mailing address of Borrower set forth in this Agreement, designating the place
and time of any public sale or the time after which any private sale or other
intended disposition of the Receivables or any other security held by Lender
is to be made, shall be deemed 'to be reasonable notice thereof and Borrower
waives any other notice with respect thereto. The net cash proceeds resulting
from the exercise of any of the foregoing rights or remedies shall be applied
by Lender to the payment of the Obligations in such order as Lender may elect,
and Borrower shall remain liable to Lender for any deficiency.

Page 10

     8.2  The enumeration of the foregoing rights and remedies is not intended
to be exhaustive, and such rights and remedies are in addition to and not by
way of limitation of any other rights or remedies Lender may have under the
New York Uniform Commercial Code or other applicable law. Lender shall have
the right, in its sole discretion, to determine which rights and remedies, and
in which order any of the same, are to be exercised, and to determine which
Receivables are to be proceeded against and in which order, and the exercise
of any right or remedy shall not preclude the exercise of any others, all of
which shall be cumulative. No ac@ failure or delay by Lender shall constitute
a waiver of any of its rights and remedies. No single or partial waiver by
Lender of any provision of this Agreement, or breach or default thereunder, or
of any right or remedy which Lender may have shall operate as a waiver of any
other provision, breach, default, right or remedy or of the same provision,
breach, default, right or remedy on a future occasion. Borrower waives
presentment, notice of dishonor, protest and notice of protest of all
instruments included in or evidencing any of the Obligations or the
Receivables and any and all notices or demands whatsoever (except as expressly
provided herein). Lender may, at all times, proceed directly against Borrower
to enforce payment of the Obligations and shall not be required to first
enforce its rights in the Receivables or any other security granted to it.
Lender shall not be required to take any action of any kind to preserve,
collect or protect its or Borrower's rights in the Receivables or any other
security granted to it.

     8.3  BORROWER HEREBY WAIVES ALL RIGHTS TO A TRIAL BY JURY IN THE EVENT OF
ANY LITIGATION WITH RESPECT TO ANY MATTER CONNECTED WITH THIS AGREEMENT, THE
OBLIGATIONS, THE RECEIVABLES, OR ANY OTHER TRANSACTION BETWEEN THE PARTIES AND
BORROWER HEREBY IRREVOCABLY CONSENTS TO THE JURISDICTION OF THE COURTS OF THE
STATE OF NEW YORK AND OF ANY FEDERAL COURT LOCATED IN SUCH STATE IN CONNECTION
WITH ANY ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT, OR
THE OBLIGATIONS. IN ANY SUCH LITIGATION BORROWER WAIVES PERSONAL SERVICE OF
ANY SUMMONS, COMPLAINT OR OTHER PROCESS AND AGREES THAT SERVICE THEREOF MAY BE
MADE BY CERTIFIED OR REGISTERED MAIL DIRECTED TO BORROWER AT ITS PLACE OF
BUSINESS SET FORTH ABOVE.  WITHIN 30 DAYS AFTER SUCH MAILING, BORROWER SHALL
APPEAR IN ANSWER TO SUCH SUMMONS, COMPLAINT OR OTHER PROCESS, FAILING WHICH
BORROWER SHALL BE DEEMED IN DEFAULT AND JUDGMENT MAY BE ENTERED BY LENDER
AGAINST BORROWER FOR THE AMOUNT OF THE CLAIM AND OTHER RELIEF REQUESTED
THEREIN.

Section 9 EFFECTIVE DATE, CONTROLLING LAW AND TERMINATION

     9.1  This Agreement shall become effective upon acceptance by Lender at
its office in the State of New York, and shall continue in full force and
effect until March 31, 2003 (the "Removal Date") and from year to year
thereafter, unless sooner terminated as herein provided.  Borrower may
terminate this Agreement this Agreement on the Renewal Date or on the
anniversary of the Renewal Date in any year by giving Lender at least sixty
(60) days' prior written notice by registered or certified mail, return
receipt requested, and in addition to its other rights hereunder, Lender shall
have the right to terminate this Agreement at any time by giving Borrower
thirty (30) days' prior written notice.  In addition to the charges under

Page 11

Section 3 hereof, as minimum compensation to Lender for its agreement to make
loans under the terms of this Agreement, and for its serves hereunder, Lender
shall receive and Borrower agrees to pay minimum charges in the aggregate
amount of $6,000 during each month (or any part thereof, if someone
terminated) that this Agreement is in effect, which minimum compensation shall
be payable after deducting for each month the charges paid by Borrower for
such month under Section 3.1.  Should a Default occur hereunder, this
Agreement will be terminated by Lender at any time and Borrower shall, upon
any such termination by Lender, pay to Lender, as additional liquidated
damages and as part of the Obligations, an amount equal to (a) 3% of the Line
of Credit should the termination occur before the expiration of the first
Renewal Date; (b) 2% of the Line of Credit should termination occur before the
termination date of the second Renewal Date, and (c) 1% of the Line of Credit
should termination occur before the termination date of the third Renewal Date
and each successive Renewal Date thereafter.  In the event that Lender shall
permit termination of this Agreement by Borrower terminates this Agreement
other than as provided herein, as a condition to such termination, Borrower
shall pay the Lender such additional liquidated damages in addition to
performance of any other conditions to such termination.  No termination of
this Agreement, however, shall relieve or discharge Borrower of its duties,
obligations and covenants hereunder until such time as all Obligation have
been paid in full, and the continuing security interest in Receivables and
other Collateral granted to Lender hereunder or under any other agreement
shall remain in effect until such Obligations have been fully discharged.  No
provision hereof shall be modified or amended orally or by course of conduct
but only by a written instrument expressly referring hereto signed by both
parties.

     9.2  ALL LOANS SHALL BE DISBURSED BY LENDER FROM ITS OFFICE IN THE STATE
OF NEW YORK, SHALL BE PAYABLE BY BORROWER AT SUCH OFFICE, AND THIS AGREEMENT
AND ALL TRANSACTIONS THEREUNDER SHALL BE DEEMED TO BE CONSUMMATED IN SUCH
STATE AND SHALL BE GOVERNED BY AND INTERPRETED IN ACCORDANCE WITH THE LAWS OF
THAT STATE.  If any part or provision of this Agreement is invalid or in
contravention of the applicable laws or regulations of any controlling
jurisdiction, such part or provision shall be severable without affecting the
validity of any other part of provision of this Agreement.  Notwithstanding
any provision herein or in any related document, Lender shall never be
entitled to receive, collect, or apply, as interest on the Loan Account, any
amount in excess of the maximum rate of interest ("Maximum Rate") permitted to
be charged from time to time by applicable law (if such law imposes any
maximum rate), and in the event Lender ever receives, collects, or applies as
interest, any amount in excess of the Maximum Rate, such amount shall be
deemed and treated as a partial prepayment of the principal of the Loan
Account, and, if the principal of the Loan Account, and, if the principal of
the Loan Account and all other of Lender's charges other than interest are
paid in full, any remaining excess shall be paid to Borrower.

Page 12

     IN WITNESS WHEREOF, Lender and Borrower have caused this Agreement to be
executed by their respective corporate officers thereto duly authorized as of
the day and year first above written.

Attest:                              BUHL ELECTRIC INC.

/s/ David Kyhl                       By:/s/ Jane Kyhl
Secretary                               Title: President

                                     Accepted:

                                     ROSENTHAL & ROSENTHAL, INC.

                                     By:/s/ Sheldon Kaye
                                        Executive Vice President

Page 13

                          INVENTORY SECURITY AGREEMENT

                                         New York, New York   March 27, 2000

Rosenthal & Rosenthal, Inc.]
1370 Broadway
New York, NY  10018

Gentlemen:

     We do hereby agree that the Financing Agreement bet6ween us dated March
27, 2000 (the "Financing Agreement") be and the same hereby amended and
supplemented by adding thereto the following clauses:

     We hereby pledge, assign, consign, transfer and set over to you, and you
shall at all times have a continuing general lien upon, and we hereby grant
you a continuing security interest in, all of our inventory and the proceeds
thereof.  "Inventory" shall include but not be limited to raw materials, work
in process, finished merchandise and all wrapping, packing and shipping
materials, wheresoever located, now owned or thereafter acquired, presently
existing or hereafter arising, and all additions and accessions thereto, the
resulting product or mass and any documents representing all or any part
thereof.  Upon your request, we will at any time and from time to time, at our
expense, deliver such Inventory to you or such person as you may designate,
cause the same to be stored in your name at such place as you may designate,
deliver to you documents of title representing the same or otherwise evidence
your security interest in such manner as you may require.

     The aforementioned pledge, assignment, consignment, transfer, lien, and
security interest shall secure any and all of our obligations to you, matured
or unmatured, absolute or contingent, now existing or that may hereafter
arise, and howsoever acquired by you, whether arising directly between us or
acquired by you by assignment and whether relating to this agreement or
independent hereof, together with all interest, charges, commissions,
expenses, attorneys' fees and other items chargeable against us in connection
with any of said obligations.

     We agree, at our expense, to keep all Inventory insured to the full value
thereof against such risks and by policies of insurance issued by such
companies as you may designate or approve, and the policies evidencing such
insurance shall be duly endorsed in your favor with a long form lender's loss
payable rider or such other document as you may designate and said policies
shall be delivered to you.  Should we fail for any reason to furnish you with
such insurance, you shall have the right to effect the same and charge any
costs in connection therewith to us.  You shall have no risk, liability or
responsibility in connection with payment or nonpayment of any loss, your sole
obligation being to credit our account with the net proceeds of any such
insurance payments received on account of any loss.  Any and all assessments,
taxes or other charges that may be assessed upon or payable with respect to
the Inventory or any part thereof shall forthwith be paid by us, and we agree

Page 1

that you, in your discretion, may effect such payment and charge the amount
thereof to us.  We further agree that except for the pledge, assignment,
consignment, transfer, lien and security interest granted to you hereby, we
shall not permit said Inventory to otherwise become liened or encumbered nor
shall we grant any security interest thereon to any other party.  We shall
not, without your written consent first obtained, remove or dispose of any of
such Inventory except to bona fide purchasers thereof in the ordinary course
of our business.  All such sales shall be reported to you promptly and the
accounts or other proceeds thereof shall be subject to the security interests
in your favor.  You shall have the right at all times to the immediate
possession of all Inventory and all our records pertaining thereto available
to you for inspection at any time requested by you.  You shall have the right,
in your discretion, to pay any liens or claims upon said Inventory, including
but not limited to, warehouse charges, dyeing, finishing and processing
charges, landlords' claims, etc. and the amount of any such payment shall be
charged to our account and secured hereby.  You shall not be liable for the
safekeeping of any of the Inventory or for any loss, damage or diminution in
the value thereof or for any act or default of any warehouseman, carrier or
other person dealing in and with said Inventory, whether as your agent or
otherwise, or for the collection of any proceeds thereof but the same shall at
all times be at our sole risk.

     Prior to its sale to a bona fide purchaser in the ordinary course of
business, Inventory shall at all times remain at our address specified below
and shall not be removed therefrom without your prior written consent.

     Upon our Default as defined in the Financing Agreement, you shall have
the right, upon reasonable notice to us, to sell all or any part of our
Inventory, at public or private sale, or make other disposition thereof, at
which sale or disposition you may be a purchaser.  We agree that written
notice sent to us by postpaid mail, at least five days before the date of any
intended public sale or the date after which any private sale or other
intended disposition of the Inventory is to be made, shall be deemed to be
reasonable notice thereof.  We do hereby waive all notice of any such sale or
other intended disposition if said Inventory is perishable to threatens to
decline speedily in value or is of a type customarily sold on a recognized
market.  Upon the occurrence of any of the events, referred to in the first
sentence of this paragraph, you may require us to assemble all or any part of
the Inventory and make it available to you at a place to be designated by you,
which is reasonably convenient to both parties.  In addition, you may
peaceably, by your own means or with judicial assistance, enter our or any
other premises and take possession of the Inventory and remove or dispose of
it on our premises and we agree that we will not resist or interfere with any
such action.  We hereby expressly waive demand, notice of sale (except as
herein provided), advertisement of sale and redemption before sale.  The net
proceeds of any such public or private sale or other disposition as far as
needed shall be applied toward the payment and discharge of any and all of our
obligations to you, together with all interest thereon and all reasonable
costs, charges, expenses and disbursements in connection therewith, including
the reasonable fees of your attorneys, rendering any surplus remaining to us,
we, of course, to continue liable should there by any deficiency.

Page 2

     This agreement shall constitute a security agreement pursuant to the
Uniform Commercial Code and, in addition to any and all of your other rights
hereunder, you shall have all of the rights of a secured party pursuant to the
provisions of the Uniform Commercial Code.  We agree to execute a financing
statement and any and all other instruments and documents that may now or
hereafter be provided for by the Uniform Commercial Code and other law
applicable thereto, reflecting the security interests granted to you
hereunder.  We do hereby authorize you to file a financing statement without
our signature, signed only by you as secured party, to reflect the security
interests granted to you hereunder.

Very truly yours,

BUHL ELECTRIC INC.

/s/ Jane Kyhl, President
14-01 Maple Avenue, Fair Lawn, NJ 07410

Page 3

March  , 2000

BUHL ELECTRIC INC.
BUHL INDUSTRIES, INC.
14-01 Maple Avenue
Fair Lawn, NJ  07410

Gentlemen:

     This will confirm that with respect to the Financing Agreements entered
into by each of us with you today that without limiting our discretion to make
advances or our rights to terminate under such Agreements, we contemplate that
outstanding advances to you may in the aggregate total $2,000,000.

     The minimum charges provided for in the Agreements shall apply in the
aggregate and shall be apportioned in our discretion as each of you have
guaranteed the obligations of the other.

     If the above sets forth our agreement, please sign your names by your
duly authorized officers where indicated below, beneath the word "Agreed."

                                     Very truly yours,

                                     ROSENTHAL & ROSENTHAL, INC.

                                     By:/s/ Sheldon Kaye
                                     Name: Sheldon Kaye
                                     Title:  Executive Vice President

AGREED:
BUHL ELECTRIC INC.

By:/s/ Jane Kyhl
Title: President

BUHL INDUSTRIES, INC.

By:/s/ Jane Kyhl
Title: President

Location of Borrower's               Chief Executive Office of Borrower:
Books and Records:

14-01 Maple Avenue                   14-01 Maple Avenue
Fair Lawn, NJ 07410                  Fair Lawn, NJ  07410

Mailing Address of Borrower:         Other Places of Business of Borrower:

14-01 Maple Avenue                   None
Fair Lawn, NJ 07410EXHIBIT 10.5
                                     LEASE
                                    BETWEEN
                        BUHL INDUSTRIES, INC., AS TENANT,
                                       AND
                      FAIRLAWN INDUSTRIES LTD., AS LANDLORD.
                             DATE: February 1, 2001

LANDLORD: FAIRLAWN INDUSTRIES LTD.
Notice Address: 101 East Main Street
Little Falls, New Jersey 07424
Payment Address PO Box 8
Bayonne, New Jersey 07002

TENANT: Buhl Industries, Inc.
Notice Address: 20-21 Wagaraw Road, Building 38
Fair Lawn, 07424-
Phone 973-423-1800
Federal ID#: 22-2357604
SIC Number:  3861

REAL ESTATE BROKER: None

PREMISES:
Size: Approximately 19,473 Square Feet, (the "Premises")
Location: 20-21 Wagaraw Road Fari Lawn, NJ

USE OF PREMISES: For the manufacture, distribution, and warehousing of
electrical, electronic, optical, and lighting devices, along with associated
offices.

TERM: 5 Years
Beginning Date: February 1, 2001
Ending Date: January 31, 2006

BASE NET RENT: $7,300.00 per month

REAL ESTATE TAXES:
Proportionate Share: 2.6 %
Base Year: 2000

SECURITY DEPOSIT: $14,872.74, current on deposit with Landlord

LANDLORD IMPROVEMENTS: Landlord will provide, at Landlord's expense, the
following items. Install new lighting throughout, renovate restrooms.

RENWAL OPTION: 5 Years per Section 30.
The Landlord hereby leases the Premises to the Tenant, and the Tenant hereby
leases the Premises from the Landlord, in accordance with the terms of this
Lease.

WITNESS/ATTEST:                     LANDLORD/ REALTY

/s/                                 /s/ Brian D. Archibald
                                    By: Brian D. Archibald,
                                        General Manager

WITNESS/ATTEST:                     TENANT/ Buhl Industries, Inc.

                                    /s/ Jane Kyhl
                                    By: Jane Kyhl, President

                         1. RENT, ADDITIONAL RENT

The Tenant shall pay Base Net Rent ("Rent") on a monthly basis, in advance, on
the first day of each month during the Term. The Tenant shall also pay any
other charges required by this Lease as "Additional Rent". Additional Rent
shall be due and payable as Rent with the next monthly Rent payment.
Non-payment of Additional Rent shall give the Landlord the same rights against
the Tenant as if the Tenant failed to pay the Rent. Rent shall be payable
without prior demand and without abatement, deduction, or setoff. Tenant
further covenants and agrees that the annual Base Net Rent shall be adjusted
as of the first anniversary of the lease commencement date and at each annual
anniversary thereafter (the "Anniversary Period") as follows:

a) The index used for calculation of any adjustment shall be the official
Consumer's Price Index, U.S. Average, all items, published by the Bureau of
Labor Statistics, U.S. Department of Labor, (the "CPI").

b) If the CPI shows a decrease in purchasing power, then the revised annual
Base Net Rent at each anniversary of this lease shall be the annual Base Net
Rent for the immediately preceding year plus an additional amount as
determined in paragraph (c) of this Article or (3%) three percent; whichever
is lower.

c) The CPI for the tenth month of the Anniversary Period (the "Numerator")
shall be compared to the CPI for the Twelfth month preceding the Numerator's
month (the "Denominator"). The Denominator shall divide the Numerator. If the
product is greater than one, it shall be multiplied by the current annual Base
Net Rent to determine the new annual Base Net Rent.

                                 2. LATE RENT

If the Landlord does not receive payment for Rent or Additional Rent by the
tenth day of the month, during which payment is due, then the Tenant shall pay
an amount, equal to two percent (2%) of the payment due, as Additional Rent
for the month during which payment is due, and an amount, equal to two percent
(2%) of the original payment due, as Additional Rent for each month thereafter
during which payment remains outstanding beyond the first day of the month.

                              3. REAL ESTATE TAXES

The Landlord shall pay the yearly Municipal Real Estate Taxes and Assessments,
and tax appeal, review, or appraisal fees for a tax appeal (if applicable),
collectively known as "Taxes", on the Property. The Tenant shall pay the
Landlord as Additional Rent, its Proportionate Share of the Taxes on the
property owned by FAIRLAWN INDUSTRIES LTD. located in Fair Lawn, the
"Property". The Tenant's "Proportionate Share" shall be determined by dividing
the total square footage of the buildings into the total square footage leased
by the Tenant, then multiplying the result by the Taxes. The Landlord
represents that the Total square footage of the buildings owned by FAIRLAWN
INDUSTRIES LTD. is approximately 746,000 square feet.

The Landlord will provide the Tenant with a good faith estimate of the
Tenant's Proportionate Share of the on an annual basis (the "Estimated
Proportionate Share"). The Tenant will be billed one twelfth of the Estimated
Proportionate Share each month as Additional Rent. Once annually, upon
Landlord's receipt of the actual tax bills for the year, the Landlord will
reconcile the Tenant's payments of Estimated Proportionate Share versus the
Proportionate Share. The Tenant will be responsible for the prompt payment of
any under payment of the Proportionate Share. The Landlord will be responsible
for promptly refunding any over payment of the Proportionate Share upon
receipt of full payment of the Estimated Proportionate Share.

                          4. INTENTIONALLY OMITTED

                                5. UTILITIES

The Tenant shall have meters listed in its own name, shall arrange for direct
billing, and shall make direct payment for the following: (a) electricity for
the Premises, (b) gas, (c) heat, and (d) any other utility or service used by
the Tenant. The Landlord shall have the right, but not the obligation, to act
on behalf of the Tenant to have the electric and gas meters listed in the
Tenant's name.

To avoid the risk of possible damage to pipes caused by freezing, Tenant
covenants and agrees to at all times maintain in all parts of the demised
premises, a minimum temperature of forty (40) degrees Fahrenheit. Should
damage to any part of the demised premises, including water pipes, steam lines
and sprinkler system, result from Tenant's failure to maintain the minimum
temperature as herein provided by reason of the fault or failure of Tenant,
its agents, servants, employees, or guests then the cost of making repairs
necessary to restore the Premises shall be borne by Tenant, and if any such
repairs are made by or at the instance of the Landlord, the costs of such
repairs to the Landlord shall be collectible as Additional Rent. Anything to
the contrary herein contained notwithstanding, the Tenant shall not be liable
under any of the provisions of this paragraph if the Tenant cannot maintain a
minimum temperature of 40 degrees Fahrenheit for reasons not based upon the
fault or failure of Tenant.

                              6. SECURITY DEPOSIT

Upon signing this Lease, the Tenant shall pay the amount shown above toward
the Security Deposit. During the Term, the Security Deposit shall be kept with
the Landlord's general funds and shall not be applied by the Tenant to any
Rent or Additional Rent. Within thirty (30) days after the end of the Term,
the Landlord shall return the Security Deposit to the Tenant, without any
interest, excluding any amount applied by the Landlord to any Rent or
Additional Rent that is outstanding at that time, and excluding any charges
incurred under Article 21 below, and provided that the Tenant has filed any
forms required under the provisions of Article 22 below.

                                7. INSURANCE

A. Insurance to be Maintained by Landlord. Landlord shall maintain (a) "All
risk" property insurance covering the Property (at its full replacement cost),
but excluding Tenant's Property, and (b) commercial general public liability
insurance covering Landlord for claims arising out of liability for bodily
injury, death, personal injury, advertising injury and property damage
occurring in and about the Property and otherwise resulting from any acts and
operations of Landlord, its agents and employees, and (c) rent loss insurance
(collectively, "Landlord's Policies"), all of the above with limits that are
required by any lender(s) of Landlord, or as are otherwise reasonably
determined by Landlord.

B. Liability Insurance. Tenant shall purchase at its own expense and keep in
force during this Lease a policy or policies of (i) commercial general
liability insurance, including personal injury and property damage, in the
amount of not less that One Million Dollars ($1,000,000.00) per occurrence and
Two Million Dollars ($2,000,000.00) annual general aggregate per location, and
comprehensive automobile liability insurance covering Tenant against any
losses arising out of liability for personal injuries or deaths of persons and
property occurring in or about the Premises and Property, with an umbrella
policy of at least Two Million Dollars ($2,000,000.00), and (ii) "all-risk"
property insurance covering Tenant's property (and otherwise resulting from
any acts or operations of Tenant). Said policies shall (a) name Landlord,
Agent, and any party holding an interest to which this Lease may be
Subordinated as additional insured's; (b) be issued by an insurance company
with a Best rating of A-X or better and otherwise reasonably acceptable to
Landlord and licensed to do business in the state in which the property is
located; (c) provide that said insurance shall not be canceled or materially
modified unless thirty (30) days prior written notice shall have been given to
Landlord; (d) provide coverage on an occurrence basis; (e) provide coverage
for the indemnity obligations of Tenant under this Lease; (f) contain a
severability of insured parties provision and a cross liability endorsement;
(g) be primary, not contributing with, and not in excess of coverage which
Landlord may carry; (h) contain a hostile fire endorsement; and (i) otherwise
be in such form and include such overages as Landlord may reasonably require.
Said policy or policies or, at Landlord's option, Certificate of Insurance on
the so-called "ACCORD" Form 25.S (with the following wording deleted: "THIS
CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS
UPON THE CERTIFICATE HOLDER" and "BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE
NO OBLIGATION OR LIABILITY OF ANY KIND UPON THE COMPANY, ITS AGENTS OR
REPRESENTATIVES") evidencing said policies, shall be delivered to Landlord by
Tenant upon commencement of the Lease and renewals thereof shall be delivered
at least thirty (30) days prior to the expiration of said insurance.

C. Waiver of Right of Recovery. Neither Landlord nor Tenant shall be liable to
one another or to any insurance company (by way of subrogation or otherwise)
insuring any such party for any loss or damage to the Building, the Premises,
the Land, the structure of the Building, other tangible property located on
the Land or in the Building, or any resulting loss of income, or losses under
workers' compensation laws and benefits, despite the fact that such loss or
damage might have been occasioned by the negligence of such party, its agents
or employees, provided that any such loss or damage is reimbursed from
insurance proceeds benefiting the party suffering such loss or damage.
Landlord and Tenant shall each secure an appropriate clause in, or an
endorsement upon, each insurance policy obtained by it and covering or
applicable to the Land, the Building, the Premises and the personal property,
fixtures, and equipment located therein or thereon, pursuant to which the
insurance company consents to such waiver or rights of recovery. The waiver of
right of recovery set forth above in this Article shall extend to Landlord,
Tenant, and their respective agents, employees, and each Superior Lessor,
Superior Mortgagee, and to other appropriate parties designated by Landlord
(collectively, "Superior Parties").

                           8. REAL ESTATE COMMISSION

The Landlord and the Tenant represent to each other that neither of them has
consulted or negotiated with any real estate broker, salesperson, or finder
with regard to the Premises or this Lease, except for the real estate set
forth in this Lease. The Landlord shall pay the commission to the real estate
broker set forth in this Lease.

The Landlord shall defend, indemnify, and hold the Tenant harmless from any
claims for fees or commissions from anyone with whom the Landlord has dealt
with regard to the Premises or this Lease. The Tenant shall defend, indemnify,
and hold the Landlord harmless from any claims for fees or commissions from
anyone with whom the Tenant has dealt with regard to the Premises or this
Lease, except for the real estate broker set forth in this Lease.

                             9. QUIET ENJOYMENT

The Landlord shall give quiet enjoyment of the Premises to the Tenant so long
as the Tenant is not in default under the terms of the Lease beyond any
applicable grace or cure periods.

                        10. AVAILABLILITY OF PREMISES

The Landlord shall prepare the Premises as provided in this lease. The cost of
such work shall be borne by the Landlord. The Premises shall be available for
occupancy when the Premises are in accordance with the plans and
specifications provided in this Lease, subject to incidental punch list items,
and when all conditions necessary for the issuance of a Certificate of
Occupancy have been met. The Tenant shall notify the Landlord of all punch
list items within thirty (30) days of the date on which the Tenant first
occupies the Premises. The Landlord shall at Landlord's sole expense remedy
all punch list items as soon as reasonably possible, but in no event more then
thirty (30) days after notice of such punch list items is given by Tenant to
Landlord.

                              11. USE OF PREMISES

The Tenant shall only use the Premises for the purpose set forth in this
Lease.

The Tenant, at its own expense, shall:

a) Comply with all federal, state, county, and municipal laws, ordinances,
rules, and regulations related to the Tenant's specific business and the
Tenant's specific use of the Premises;

b) Obtain certificates of occupancy ( "CofO's") from Fair Lawn;

c) Use the Premises in a safe manner;

d) Keep nothing which is dangerous or explosive or which might unreasonably
increase the risk of fire or other casualty at the Premises;

e) Comply with all reasonable requirements of the Landlord's property casualty
insurance carrier; provided same does not require any structural or exterior
repairs to the Premises and/or the Building.

f) Provide fire extinguishers and "No Smoking" signs in accordance with
reasonable instructions from the Landlord's property casualty insurance
carrier;

g) Use the Premises without causing an increase of the Landlord's property
casualty insurance rates or pay the amount of any increase caused by the
Tenant's use of the Premises as Additional Rent; (unless such increase is
based on Tenant's use of the Premises pursuant to the terms of this Lease).

h) Use the Premises without causing a termination of the Landlord's property
casualty insurance policy; unless it results from Tenant's use of the Premises
pursuant to the terms of this Lease

i) Use the Premises without causing any liens to affect the Premises;

j) Maintain the Premises in a neat, clean, habitable condition, free of trash,
vermin, and insects;

k) Keep the walkways, driving aisles, parking areas, and landscaped areas,
which surround and serve the Premises, free of trash and free of goods, except
for a trash dumpster which may be located at the rear of the parking areas;

l) Keep all trash within tied bags within a covered dumpster or container;

m) Keep no animals at the Premises;

n) Use only equipment which does not damage warehouse area floors;

o) Use the Premises without unreasonably disturbing the possession or quiet
enjoyment of any tenant;

p) Keep all vehicles related to its business from parking on the street;

q) Keep all vehicles related to its business from parking on the railroad
tracks, except during reasonable periods used to load or unload goods without
impeding railroad traffic;

r) Park all vehicles related to its business in the parking areas for the
building in accordance with reasonable, nondiscriminatory regulations
established from time to time by the Landlord;

s) Use the Premises in accordance with reasonable, nondiscriminatory
regulations established from time to time by the Landlord, which will not
interfere with Tenant's use of the Premises for the use provided in this
lease, and

t) Not maintain, repair, or wash vehicles, except for material handling
equipment, within the 20-21 Wagaraw Road Fari Lawn, NJ property.

                           12. ACCESS TO PREMISES

After providing the Tenant with reasonable advance verbal or written notice,
the Landlord or its agents may enter the Premises during normal business hours
to: (a) inspect the Premises, (b) show the Premises to other persons, or ( c)
maintain, repair, construct any improvements, or make any alterations in the
Premises or the building on behalf of the Tenant or any other purpose provided
such entry does not interfere with Tenant's use of the Premises pursuant to
this lease. The Landlord or its agents may enter the Premises at any time in
response to an emergency. The Premises shall only have locks that can be
opened by the Landlord's master key.

                         13. REPAIRS AND MAINTENANCE

Landlord shall maintain the exterior of the Facility, make all structural
repairs thereto including the roof, exterior and load bearing walls (exclusive
of interior maintenance of such items as paint), foundations, all exterior
systems (unless used for the exclusive use of the Tenant), repair the sanitary
or water pipes leading to or from the Premises due to failure from age (except
if such repair is caused by Tenants misuse, and excluding normal wear and tear
items such as flushing systems, faucets, and washers), ordinary and
extraordinary, foreseen and unforeseen, to the extent same is not caused by
Tenant's, its agents or representatives, visitors, deliverymen's misuse.
Landlord shall maintain and keep the common sidewalks of the facility, in good
order, repair and condition. Tenant shall be responsible for maintaining any
sidewalks, ramps, stairs, and entrances used exclusively by the Tenant.
Landlord shall clear snow and ice from the common sidewalks, roadways and
parking lots. Tenant will clear snow and ice from any loading platform(s),
entrance doorways, stairs, ramps, or ladders, entering the Demised Premises or
used by Tenant. Tenant shall be responsible for proper disposal of its
garbage, trash, debris, end product, by product or other waste, etc. in a
proper manner, complying with all relevant rules and regulations. The Tenant
shall be responsible for all interior maintenance of the premises, (other than
structural repairs as herein noted), and Tenant agrees to:

(a) Maintain all equipment, fixtures, HVAC equipment, and improvements in good
repair and a sanitary, neat and clean appearance, free of any infestation.

(b) Make all necessary repairs to the Demised Premises, and all equipment,
fixtures, and improvements therein, except structural repairs as heretofore
made the responsibility of others.

(c) Use all plumbing, electric, and other facilities safely and in the way for
which they were intended.

(d) Use no more electricity than the wiring or feeders were designed for, or
can safely accommodate.

(e) Replace any and all broken windows in the Demised Premises.

(f) Keep nothing dangerous, explosive, flammable, or combustible, in the
rental space that will increase the risk of fire.

(g) Promptly notify the Landlord of conditions that need repair, and promptly
execute repairs that are the responsibility of the Tenant.

(h) Avoid littering on the building grounds, including but not limited to, the
littering by the Tenant's employees, agents, or visitors of the Tenant.
Maintain the Tenant's area in such a manner to avoid the blowing or release of
litter, rubbish, packaging materials, and the like from the premises or
Tenants trash containers. Promptly clean up any spillage of trash from the
Tenants trash removal contractor(s).

(i) Do nothing to destroy the peace and quiet of the neighborhood, Landlord,
other Tenants, or people in the neighboring areas.

(j) Promptly comply with all laws, orders, rules and requirements of all
governmental authorities, insurance carriers, board of fire underwriters, or
similar groups.

(k) Tenant to maintain, and make all necessary repairs to the heating,
ventilating, and cooling system(s) components in, and servicing, the Premises.

(l) Tenant to make all necessary repairs and replacements to the electrical
system servicing the Premises.

                              14. ALTERATIONS

The Tenant shall not make any alterations, additions, or improvements to the
Premises without the Landlord's prior written consent that shall not be
unreasonably withheld or unreasonably delayed.

The Tenant, at its own expense, shall obtain all necessary permits and provide
the Landlord with copies before beginning any work. All materials used shall
be identical to the original materials used to construct the Premises, unless
identical materials are unavailable in which case the materials shall be of
equal or better quality. The Tenant, at its own expense, shall obtain a new
certificate of occupancy or a certificate of approval, if any of the same are
necessary, upon completion of any such alterations and shall thereafter
provide the Landlord with a copy.

At the end of the Term, or upon the rightful termination of this Lease, based
on written instructions from the Landlord, the Tenant, at its own expense,
shall either: (a) leave any alterations, additions, or improvements at the
Premises which is physically affixed to, and form part of the Premises, in
which case they shall be the property of the Landlord or (b) remove any
alterations, additions, or improvements effectuated by the Tenant, and restore
the Premises to their original condition at the inception of the term,
excluding normal wear and tear.

The Tenant shall promptly notify the Landlord of any lien or mechanic's notice
or of any intention filed by a third party of which Tenant has actual
knowledge in relation to work or materials for the Tenant's alterations,
additions, or improvements. The Tenant, at its own expense, shall have any
such lien or mechanic's notice of intention discharged or bonded within thirty
(30) days from the date on which the Tenant receives notice of the filing.

The Tenant shall indemnify and hold the Landlord harmless from any damage,
loss, liability, or expense related to the Tenant's failure to comply with the
terms of this Article.

                                 15.  SIGNS

The Tenant shall not install any sign on the roof or on the outside surface of
the building walls. If the Landlord has established a uniform sign program for
the building, then the Tenant shall only install signs in accordance with that
program. If the Landlord has not established a uniform sign program, then the
Tenant shall not install any sign without the Landlord's prior written consent
that shall not be unreasonably withheld or unreasonably delayed. The Tenant,
at its own expense, shall obtain all necessary permits and shall provide the
Landlord with copies before making any installation.

                                 16. CASUALTY

The Landlord shall obtain and maintain property casualty insurance as per the
INSURANCE Article above, excluding any alterations, or improvements made by
the Tenant.

The Tenant shall promptly notify the Landlord of any fire or casualty at the
Premises. If a fire or casualty destroys all or part of the Premises (as
determined by the Landlord's insurance company), then the Landlord's
obligation to restore the Premises and the Tenant's obligation to pay Rent
shall be determined in accordance with the terms of this Article.

If the Premises can reasonably be restored within ninety (90) days from the
date of the casualty (as determined by the Landlord's insurance company), then
the Landlord, at its own expense, shall restore the Premises, excluding any
alterations, additions, or improvements made by the Tenant.

If the Premises cannot reasonably be restored within ninety (90) days from the
date of the casualty, then either party may terminate this Lease by giving
notice to the other party within thirty (30) days from the date of the
casualty. If the Lease is so terminated, then the Landlord shall not restore
the Premises for the Tenant, the Tenant shall promptly vacate the Premises,
and the Tenant shall only pay Base Net Rent and Additional Rent due hereunder
through the date of the casualty. If this lease is not terminated, then the
Landlord, at its own expense, shall restore the Premises expeditiously
excluding any alterations, additions, or improvements made by the Tenant.

During any restoration, if the Tenant is able to use part of the Premises (as
determined by the Landlord's insurance company), then the Tenant shall pay
Base Net Rent and Additional Rent for the usable part of the Premises on a
pro-rata basis from the date of the casualty until the date on which the
Premises are completely usable by Tenant for the use provided in this lease.

If the Building is completely destroyed, then this Lease shall end as of the
date of casualty.

The Tenant shall not be liable to the Landlord's property casualty insurance
company by way of subrogation or otherwise for any destruction of the Premises
or the building, except in the case of a fire or casualty caused by the
Tenant's gross negligence, intentional misconduct, or intentional breach of
this Lease.

                      17. ASSIGNMENT AND SUBLETTING

The Tenant may not do any of the following without the Landlord's written
consent, which consent shall not be unreasonably withheld:

a) Assign this lease (if the Tenant is a corporation, the sale of a majority
of its common shares shall be treated as an assignment).

b) Sublet all or any part of the Rental Space or

c) Permit any other person or business to use the Rental Space.

It is agreed and understood that if the Tenant obtains the Landlord's consent
to any of the above one half (1/2) of any increase in the rent realized by the
Tenant over the Rent paid by the Tenant to the Landlord will be turned over to
the Landlord as Additional Rent.

                              18. MORTGAGES

Subject to the provisions of this Article, all mortgages that now or in the
future affect the Building have priority over this lease. The Tenant shall
sign all truthful papers AND/OR estoppel Certificates needed to give any
mortgage priority over this Lease provided, however, that the holder of such
mortgage ("Mortgagee") shall, as consideration for such subordination, by
instrument in writing, consent to this lease, recognize all of the Tenant's
rights hereunder, and agree that Tenant shall not be disturbed in its
possession of the Rental Space for any reason other a default by Tenant which
would entitle Landlord to terminate this lease.

                               19. RECORDING

The Tenant shall not record this Lease or any other document related to this
Lease or the Premises.

                             20. CONDEMNATION

If all or part of the Premises is taken, on a permanent or a temporary basis,
through a condemnation proceeding under the right of eminent domain, then the
Landlord shall receive the entire payment from the condemner for the taking of
the Premises. The Tenant, however, may make a claim against the condemner for
relocation expenses and for all of its moveable fixtures and equipment so long
as such claim does not reduce the condemner's payment to the Landlord. The
Tenant waives all other claims against the Landlord and the condemner on
account of the taking of the Premises. If any condemnation renders the Tenant
unable to engage in normal business operations without impediment, the Tenant
has the right to terminate this lease.;

                      21. RETURN OF PREMISES, HOLDOVER

At the end of the Term, or upon the rightful termination of this Lease, the
Tenant, at its own expense, shall return the Premises to the Landlord in
substantially the same condition as at the beginning of the Term, excluding
normal wear and tear, acts by the elements, fire, casualty, or condemnation.

The Tenant shall perform all acts necessary to comply with the terms of this
Article, including, without limitation: (a) removing all of the Tenant's
personal property, including all of the Tenant's signs, (b) removing in
accordance with the Landlord's written instructions alterations, additions, or
improvements made by the Tenant, (c) removing all rack bolts and restoring all
affected surfaces affected by such removal, (d) repairing all interior
partition walls, (e) removing all trash, and (f) leaving the Premises in broom
clean condition. All reasonable expenses incurred by the Landlord to cure any
items under this paragraph will be deducted from the Tenant's Security Deposit
plus 25%.

If the Tenant leaves any property at the Premises after the end of the Term or
after the rightful termination of this Lease, then all such property is
considered abandoned. The Landlord may store, use, sell, or dispose of the
abandoned property. The Tenant shall pay 125 % of all reasonable expenses
related to disposal of the abandoned property as Additional Rent.

In the event the Tenant (Lessee) remains in possession of the leased premises
after expiration of the tenancy created hereunder, and without execution of a
new lease, the Tenant (Lessee), at the option of the Landlord (Lessor), shall
be deemed to be Holding Over, as a Lessee from month to month, at twice the
latest base Rent and pro rations, and subject to all other conditions,
provisions and obligations of the lease insofar as the same are applicable to
a month to month tenancy.

                    22. COMPLIANCE WITH ENVIRONMENTAL LAWS

The Tenant represents, to the best of the Tenant's knowledge, that the
Standard Industrial Classification ("SIC") number set forth in this Lease is
the only SIC number applicable to the Tenant. The Tenant shall promptly notify
the Landlord if that SIC number becomes inapplicable or if another SIC number
becomes applicable.

The Tenant shall not bring or keep any hazardous substances or hazardous
wastes, as defined under the provisions of N.J.S.A. 13:1K-8 and N.J.S.A.
58:10-23.11b and the related regulations, at the Premises, except for small
quantities customarily used by Tenant in its operation for the use provided
herein provided same is in compliance with law.

If N.J.S.A. 13:1K-6 et seq. the Industrial Site Recovery Act (S-1070) ("ISRA")
is applicable to the Premises due to the Tenant's actions or due to the
expiration or rightful termination of this Lease, then the Tenant, at its own
expense, shall comply with ISRA and effect all steps necessary to obtain
approval of a negative declaration or a completed cleanup. The Tenant,
however, shall not be responsible for any cleanup costs related to any
environmental contamination caused before the beginning of the Term or caused
by the Landlord at any time. If ISRA is not applicable to the Premises due to
the Tenant's actions or due to the expiration or rightful termination of this
Lease, then, by the end of the Term, or upon any rightful termination of this
Lease, the Tenant, at its own expense, shall obtain approval of a
non-applicability application from the New Jersey Department of Environmental
Protection ("NJDEP"). The Tenant shall begin the process of complying with the
terms of this Article no later than two (2) months prior to the expiration of
the Term. The Tenant shall promptly provide the Landlord with copies of all
communications to and from the NJDEP.

If the Term ends, or if this Lease is rightfully terminated, and if the
Landlord cannot use, lease, demolish, or improve the Premises because the
Tenant has not complied with ISRA, as required under the terms of this Article
previously set forth, or is in the process of complying with ISRA, as required
under the terms of this Article previously set forth, then the Tenant shall
continue to pay Additional Rent and fair market value base Rent, which Base
Rent shall be no less than the Base Rent set forth in this Lease, until the
Tenant effects compliance, without any right to possession of the Premises.

If any lien, imposed under the provisions of N.J.S.A. 58:10-23.11 et. Seq.or
imposed under the provisions of 42 U.S.C. 9601 et seq., affects the Premises
due solely to the acts or negligence of the Tenant, then the Tenant shall
within thirty (30) days from the date on which the Tenant receives notice of
the lien commence diligent efforts to have such lien removed and proceed with
diligence to remove the same.

The Tenant shall defend, indemnify, and hold the Landlord harmless from any
claim, damage, loss, liability, or expense related to the Tenant's failure to
comply with the terms of this Article. The Tenant's obligations under the
terms of this Article shall survive the termination or expiration of this
lease unless this lease has been assigned by Tenant with Landlord's consent in
which event such survival shall only apply to the portion of the Term prior to
such assignment.

The Tenant represents and covenants that throughout the term of this lease it
will abide by and comply with all applicable environmental laws, orders, rules
or regulations promulgated by local, state, or federal authorities.

Tenant will ensure that at no time will any leakage of any type of fluids,
from autos, any vehicle, machinery, or any type of container, owned or
operated by the Tenant, it agents, visitors, or deliverymen will occur within
the leasehold or onto the property owned by the Landlord. In the event that
leakage does occur, it will be reported immediately to the Landlord and proper
agencies, and immediately be cleaned up by the Tenant in accordance with all
rules and regulations set forth by the N.J.D.E.P. at the Tenant's expense. If
the Tenant does not initiate immediate remedial measures to clean up any
spill, the Landlord may do so on behalf of the Tenant, and the Tenant will
reimburse Landlord at 150% of the Landlord's actual cost of clean up and
supervision.

                       23. RELEASE AND INDEMNIFICATION

A) The terms of this Article shall apply to claims or causes of action which
(1) arise out of the use of the Premises, (2) arise out of the use of any
steps, ladders, ramps, and/or loading docks, (3) arise during the Term or any
period during which the Tenant is in possession of the Premises,

B) The Tenant releases the Landlord, its employees, and its agents from any
claim or cause of action by the Tenant for any injury, death, damage, loss,
liability or expense, including without limitation, any claim for personal
injury or property damage unless same are due to the acts or negligence of
Landlord, or its employees or its agents.

C) The Tenant shall defend, indemnify, and hold the Landlord, its employees,
and its agents harmless from any claim or cause of action by any person, other
than the Tenant or any person or entity holding the Tenant's interest under
this lease, for any injury, death, damage, loss, liability or expense,
including without limitation, any claim for personal injury or property damage
unless same are due to the acts or negligence of Landlord, or its employees or
its agents.

D) The terms of this Article shall apply only to direct damages, compensatory
damage, fines, reasonable attorneys' fees, court costs, and cost of suit,
interest.

E) The "claims or causes of actions" referenced hereinabove in this Article
shall include the following causes or events:

a) the defective or damaged condition of any part of the Premises

b) the stoppage, malfunction, or breakdown of any of the mechanical systems
within the Premises

c) the stoppage, reduction, malfunction, or breakdown of any utility service
within the Premises;

d) the active or passive negligence of any person, except the Landlord, its
employees, and its agents to the extend such active or passive negligence of
any such person is covered by Tenant's insurance coverage.

e) an Act of God, force majeure, or weather condition, including, without
limitation, temperature, dampness, humidity, wind, rain, lightning, sleet,
snow, hail, ice, flood, tornado, hurricane, or earthquake to the extent the
same are covered by Tenant's insurance coverage.

f) falling objects, water, steam, fire, smoke, explosion, vermin, strike,
riot, insurrection, public enemy, or war to the extent same are covered by
Tenant's insurance coverage.

                                24. DEFAULT

If the Tenant does not comply with all of the terms of this Lease within the
grace or cure periods herein provided, then the Tenant shall be in default. In
addition, the Tenant shall be in default if: a) the Tenant makes an assignment
for the benefit of creditors, b) the Tenant is decreed insolvent or bankrupt
according to law and the same is not dismissed within thirty (30) days, or c)
a receiver is appointed for the Tenant and such receiver is not dismissed
within thirty (30) days.

If the Tenant is in default, then the Landlord may send a written notice of
default to the Tenant, indicating why the Tenant is not in compliance with the
terms of this Lease. After receiving such notice of default, the Tenant shall
cure any monetary default within ten (10) days of the receipt by Tenant of
such default notice from Landlord, or any non-monetary default within twenty
(20) days of the receipt by Tenant of such default notice from Landlord. If,
however, such default notice is with respect to a non-monetary default which
cannot be cured within twenty (20) days of the receipt by Tenant of such
default notice from Landlord, then the Tenant shall begin to cure such default
within said twenty (20) days and shall continue to diligently cure such
default thereafter.

If the Tenant does not cure any default within the time periods provided
herein after receiving a notice of default, from Landlord with respect
thereto, then the Landlord may cure any such default on behalf of the Tenant,
in which case the cost of curing such default shall be payable as Additional
Rent.

If the Tenant is in monetary default and has vacated the Premises before the
end of the Term, or if the Landlord obtains a judgment for possession of the
Premises against the Tenant before the end of the Term, then (a) the Landlord
shall try to reasonably re-rent the Premises and, the Tenant shall continue to
pay Base Net Rent and Additional Rent to the Landlord until the beginning date
of a new lease for the Premises or until the end of the Term, whichever comes
first; (b) if the Landlord re-rents the Premises before the end of the Term,
then, as of the beginning date of the new lease for the Premises, the Tenant
shall pay the following costs as Additional Rent: (i) reasonable
administrative costs incurred to advertise and show the Premises and incurred
to make the new lease, (ii) reasonable costs incurred to prepare the Premises
for the new tenant, and (iii) reasonable real estate commissions paid to a
broker for finding the new tenant. If the Landlord re-rents the Premises for a
monthly Base Net Rent amount which is lower than the Base Net Rent amount due
under the terms of this Lease, then, as of the beginning date of such new
lease, the Tenant shall pay for the entire deficiency which will exist for the
remainder of the Term.

                           25. NOTICES CONSENTS

Except as specifically set forth in this Lease, all notices and consents given
under the terms of this lease shall: (a) be in writing, (b) be sent by
certified mail, return receipt requested, or by a reputable overnight delivery
service, or hand delivered to the addresses for notices set forth above in
this lease, and ( c) be deemed to have been given upon receipt. By giving
notice in the manner provided herein, the Landlord or the Tenant may hereafter
designate different or additional addresses for their respective notices.

                            26. SEVERABILITY

If any part of this lease is contrary to law or otherwise unenforceable, then
the remainder of this Lease shall remain in effect.

                            27. GOVERNING LAW

The terms of this lease shall be governed, interpreted, and construed
according to the laws of New Jersey.

                       28. BINDING EFFECT OF LEASE

This lease binds the Landlord and all parties that rightfully succeed to its
rights or take its place. This Lease binds the Tenant and all parties that
rightfully succeed to its rights or take its place with the Landlord's consent
where required in accordance with the terms of this lease.

                            29. ENTIRE AGREEMENT

This lease contains the entire agreement made by the Landlord and the Tenant.
The terms of this lease shall not be change or amended, except by the terms of
a subsequent written agreement signed by the Landlord and the Tenant.

                            30. RENEWAL OPTION

The Tenant has the right of option to renew this lease for a period of 5 years
at the expiration of this lease but must exercise this option for renewal in
writing ninety (90) days before expiration of the lease. Notification must be
received at the office of the Landlord, as above, by certified mail return
receipt requested at least 90 (ninety) days before expiration of the lease.
Tenant further covenants and agrees that the annual Base Net Rent shall be
adjusted as of the inception of the option to renew, and as each annual
anniversary thereafter (the "Anniversary Period") as follows:

a) The index used for calculation of any adjustment shall be the official
Consumer's Price Index, U.S. Average, all items, published by the Bureau of
Labor Statistics, U.S. Department of Labor, (the "CPI").

b) If the CPI shows a decrease in purchasing power, then the revised annual
Base Net Rent at each anniversary of this lease shall be the annual Base Net
Rent for the immediately preceding year plus an additional amount as
determined in paragraph (c) of this Article or (3%) three percent; whichever
is lower.

c) The CPI for the tenth month of the Anniversary Period (the "Numerator")
shall be compared to the CPI for the Twelfth month preceding the Numerator's
month (the "Denominator"). The Denominator shall divide the Numerator. If the
product is greater than one, it shall be multiplied by the current annual Base
Net Rent to determine the new annual Base Net Rent.

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