Sample Business Contracts


Pennsylvania-East Norriton-Norriton Business Campus Lease - Tornetta Realty Corp. and National Fiberstok Corp.

Lease Forms

  • Start a state-specific lease for the rental of commercial property. Specify the term and rent due, as well as whether the landlord or tenant is responsible for property taxes, insurance, and maintenance and repairs.
  • When a tenant vacates commercial property before the lease term has expired, it may be able to rent the premises to a third party. The tenant would be the sublessor and the third party would be the sublessee. Besides preparing a sublease, both parties will want to review the provisions for assignment or subletting in the original lease agreement between the landlord and the sublessor.
  • Tenants of residential property should prepare a sublease agreement if they are seeking to sublease a room or the entire apartment or house to a third party. All parties should review the original lease agreement to see if there are any restrictions on subletting or assigning the premises.
  • Triple net leases are a type of commercial leases where the tenant has to pay for property taxes, insurance, utilities, and maintenance, in addition to the monthly rent.
  • When renting an office space, tenants should understand the amount of the rent and duration of the lease. Other important terms include whether the space can be subleased, which parties are responsible for maintenance, and whether any furniture and furnishings will be provided.

                                     LEASE AGREEMENT
                            Part One of a Two Part Agreement

                   THIS AGREEMENT, made the 2nd day of September one thousand
                   nine hundred and ninety-four (1994), by and between Tornetta
                   Realty Corp., Agent for Burnside Associates/Fourtees, Co.,
                   with offices situate 839 East Germantown Pike, Norristown,
                   PA 19401 (hereinafter called Lessor), of the one part, and
                   National Fiberstok Corporation, a Delaware corporation, with
                   offices situate 7990 Second Flag Drive, Suite C, P.O. Box
                   458, Austell, GA 30001
                   Federal I. D. #
                   (hereinafter called Lessee), of the other part.
                        WITNESSETH THAT: Lessor does hereby demise and let unto
                   Lessee all that certain space consisting of approximately
2. Premises        7,138+/- s/f, hereinafter referred to as demised premises,
                   and being a portion of the building on Lot #9 in the Norriton
                   Business Campus, East Norriton Township, said demised
                   premises having the mailing address of 2051A Potshop Lane in
                   the County of Montgomery State of Pennsylvania, to be used
                   and occupied as sales office and warehouse space and for no
3. Term            other purpose, for the term of five (5) years beginning the
                   1st day of October, one thousand nine hundred and ninety-
                   four (1994), and ending the 30th day of September, one
                   thousand nine hundred and ninety nine (1999), for the
4. Minimum Rent    minimum total rental of Two Hundred Seven Thousand Twelve
                   Dollars and no/cents ($207012), lawful money of the United
                   States of America, payable in monthly installments in advance
                   during the said term of this lease, or any renewal hereof, in
                   sums as set forth below on the first day of each month, rent
                   to begin from the first day of October, 1994, the first
                   installment to be paid at the time of signing this lease.  
                   The first rental payment to be made during the occupancy of
                   the premises shall be adjusted to pro-rate a partial month of
                   occupancy, if any, at the inception of this lease.

5. Place of
   Payment              All rent shall be payable without prior notice or
                   demand at the office of Lessor's Agent, Tornetta Realty
                   Corp., 839 East Germantown Pike, Norristown, PA 19401, or at
                   such other place as Lessor may from time to time designate
                   by notice in writing.

6. Agency               (b) It is hereby expressly agreed and understood that
                   the said Tornetta Realty Corp. is acting as agent only and
                   shall not in any event be held liable to the owner or to
                   Lessee for the fulfillment (or non-fulfillment of any of the
                   terms or conditions of this lease, or for any action or
                   proceedings that may be taken by the owner against Lessee,
                   or by Lessee against the owner.

7. Termination 
   of Lease             It is hereby mutually agreed that either party hereto
                   may determine this lease at the end of said term by giving
                   to the other party written notice thereof at least 120 days
                   prior thereto, but in default of such notice, this lease
                   shall continue upon the same terms and conditions in force
                   immediately prior to the expiration of the term hereof as
                   are herein contained for a further period of one (1) month
                   and so on from month to month unless or until terminated by
                   either party hereto, giving the other 30 days written notice
                   for removal previous to expiration of the then current term;
                   PROVIDED, however, that should this lease be continued for a
                   further period under the terms hereinabove mentioned, any
                   allowances given Lessee on the rent during the original term
                   shall not extend beyond such original term, and further
                   provided, however, that if Lessor shall have given such
                   written notice prior to the expiration of any term hereby
                   created, of his intention to change the terms and conditions
                   of this lease, and Lessee shall not within 15 days from such
                   notice notify Lessor of Lessee's intention to vacate the
                   demised premises at the end of the then current term, Lessee
                   shall be considered as Lessee under the terms and conditions
                   mentioned in such notice for a further term as above
                   provided, or for such further term as may be stated in such
                   notice.  In the event that Lessee shall give notice, as
                   stipulated in this lease, of intention to vacate the demised
                   premises at the end of the present term, or any renewal or
                   extension thereof, and shall fail or refuse so to vacate the
                   same on the date designated by such notice, then it is
                   expressly agreed that Lessor shall have the option either
                   (a) to disregard the notice so given as having no effect, in
                   which case all the terms and conditions of this lease shall
                   continue thereafter with full force precisely as if such
                   notice had not been given, or (b) Lessor may, at any time
                   within thirty days after the present term, or any renewal or
                   extension thereof, as aforesaid, give the said Lessee ten
                   days' written notice of his intention to terminate the said
                   lease: whereupon the Lessee expressly agrees to vacate said
                   premises at the expiration of the said period of ten days
                   specified in the said notice.  All powers granted to Lessor
                   by this lease may be exercised and all obligations imposed
                   upon Lessee by this lease shall be performed by Lessee as
                   well during any extension of the original term of this lease
                   as during the original term itself.

8. Security 
   Deposit         Lessee does herewith deposit with Lessor the sum of Six
                   Thousand Five Hundred Forty Four & no/cents ($6,544.00)
                   Dollars, to be held as security for the full and faithful
                   performance by Lessee of Lessee's obligations under this
                   Lease and for the payment of damages to the demised
                   premises.  If the demised premises is residential property,
                   said security deposit is to be held by Lessor as an Escrow
                   Fund pursuant to the terms and provisions of the Penna Act
                   of Assembly approved December 29, 1972, Act No. 363.  Except
                   for such sum as shall be lawfully applied by Lessor to
                   satisfy valid claims against Lessee arising from defaults
                   under this lease or by reason of damages to the demised
                   premises, the Security Deposit or Escrow Fund shall be
                   returned to the Lessee at the expiration of the term of this
                   lease or any renewal or extension thereof but in the case of
                   residential property only as provided for in the said Act of
9. Special         Assembly.  It is understood that no part of any security
   Clauses         deposit or Escrow Fund is to be considered as the last
                   rental due under the terms of the lease.

                        It is agreed and understood that the monthly rental
                   payments as called for above shall be paid as follows:
                   (a).  The sum of Three Thousand Two Hundred Seventy Two
                   Dollars & no/cents ($3,272.00) per month beginning October
                   1, 1994 to September 30, 1996;
                   (b).  The sum of Three Thousand Four Hundred Twenty Dollars
                   & no/cents ($3,420.00) per month beginning October 1, 1996
                   to September 30, 1997;
                   (c).  The sum of Three Thousand Five Hundred Sixty Nine
                   Dollars & no/cents ($3,569.00) per month beginning October
                   1, 1997 to September 30, 1998; and
                   (d).  The sum of Three Thousand Five Hundred Eighteen
                   Dollars & no/cents ($3,718.00) per month beginning October
                   1, 1998 to September 30, 1999.

10. Addendum            The Lessor and Lessee agree for themselves, their
                   respective heirs and successors and assigns to the herein
                   described terms and also to those set forth in the addendum
                   attached hereto entitled "TERMS AND CONDITIONS," (PART TWO)
                   all of which are to be regarded as binding and as strict
                   legal conditions.

INITIALS           LESSEE    LESSEE    LESSEE    LESSOR    LESSOR    AGENT
                         ---       ---       ---       ---       ---      ---


<PAGE>

                                   LEASE AGREEMENT
                                 Terms and Conditions
                           Part Two of a Two Part Agreement

11. Special        Addendum to Lease Agreement and Exhibit "A" are
    Clauses        attached hereto and made a part hereof.


12. Inability
    to Given       If Lessor is unable to give Lessee possession of the
    Possession     demised premises, as herein provided, by reason of the
                   holding over of a previous occupant, or by reason of any
                   cause beyond the control of the Lessor, the Lessor shall not
                   be liable in damages to the Lessee therefor, and during the
                   period that the Lessor is unable to give possession, all 
                   rights and remedies both parties hereing shall be 
                   suspended and if Lessor is unable for any reason to give
                   possession of the demised premises within 5 days of Lessee's
                   demand therefor following commencement of the term hereof
                   Lessee shall have the option, by notice to Lessor, to cancel
                   this lease agreement and receive return of any prepaid rents
                   and security deposit in full and final settlement of any and
                   all claims against Lessor.
13. Additional Rent
    (a) Damages for     (a) Lessee agrees to pay as rent in addition to the
       Default     minimum rental herein reserved any and all sums which may
                   become due by reason of the failure of Lessee to comply with
                   all of the covenants of this lease and any and all damages,
                   costs and expenses which the Lessor may suffer or incur by
                   reason of any default of the Lessee or failure on his part
                   to comply with the covenants of this lease, and each of
                   them, and also any and all damages to the demised preemies
                   caused by any act or neglect of the Lessee.
    (b) Taxes           (b) Lessee further agrees to pay as rent in addition to
                   the minimum rental herein reserved all taxes assessed or
                   imposed upon the demised premises and/or the building of
                   which the demised premises is a part during the term of this
                   lease.  The amount due hereunder on account of such taxes
                   shall be apportioned for that part of the first and last
                   calendar years covered by the term hereof.  The same shall
                   be paid by Lessee to Lessor on or before the first day of
                   July of each and every year.
    (c) Fire            (c) Lessee further agrees to pay to Lessor as
        Insurance  additional rent all increase or increases in fire insurance
        Premiums   premiums upon the demised premises and/or the building of
                   which the demised premises is a part, due to an increase in
                   the rate of fire insurance in excess of the rate on the
                   demised premises at the time of making this lease, if said
                   increase is caused by any act or neglect of the Lessee or
                   the nature of the Lessee's business.
    (d) Water Rent      (d) Lessee further agrees to pay as additional rent, if
                   there is a metered water connection to the said premises,
                   all charges for water consumed upon the demised premises and
                   all charges for repairs to the said meter or meters on the
                   premises, whether such repairs are made necessary by
                   ordinary wear and tear, freezing, hot water, accident or
                   other causes, immediately when the same become due.
                        (e) Lessee further agrees to pay as additional rent, if
                   there is a metered water connection to said premises, all
                   sewer rental or charges for use of sewers, sewage system,
                   and sewage treatment works servicing the demised premises
                   immediately when the same become due.


                        Lessee covenants and agrees that he will without demand
14. Affirmative         (a) Pay the rent and all other charges herein reserved
    Covenants of   as rent at the times and at the place that the same are
    Lessee         payable, without fail; and if Lessor shall at any time or
    (a) Payment    times accept said rent or rent charges after the same shall
        of Rent    have become delinquent, such acceptance shall not excuse
                   delay upon subsequent occasions, or constitute or be
                   construed as a waiver of any of Lessor's rights.  Lessee
                   agrees that any charge or payment herein reserved, included,
                   or agreed to be treated or collected as rent and/or any
                   other charges, expenses, or costs herein agreed to be paid
                   by Lessee may be proceeded for and recovered by Lessor by
                   legal process in the same manner as rent due and in arrears.
    (b) Cleaning,       (b) Keep the demised premises clean and free from all
        Repairing  ashes, dirt and other refuse matter; replace all glass
        Etc.       windows, doors, etc., broken; keep all waste and drain pipes
                   open; repair all damage to plumbing and to the premises in
                   general; keep the same in good order and repair as they 
                   are now, reasonable wear and tear and damage by 
                   accidental fire or other casualty not occurring through
                   negligence of Lessee or those employed by or acting for 
                   Lessee alone excepted. The Lessee agrees to surrender the 
                   demised premises in the same condition in which Lessee has 
                   herein agreed to keep the same during the continuance of 
                   this lease.
   (c) Requirements     (c) Comply with any requirements of any of the
        Of Public  constituted public authorities, and with the terms of any
       Authorities State or Federal statute or local ordinance or regulation
                   applicable of Lessee or his use of the demised premises, and
                   save Lessor harmless from penalties, fines, costs, or
                   damages resulting from failure so to do.
    (d) Fire            (d) Use every reasonable precaution against fire.
    (e) Rules and       (e) Comply with rules and regulations of Lessor
       Regulations promulgated as hereinafter provided.
    (f)Surrender of     (f) Peaceably deliver up and surrender possession of
       Possession  the demised premises to the Lessor at the expiration or
                   sooner termination of this lease, promptly delivering to
                   Lessor at his office all keys for the demised premises.
    (g) Notice of       (g) Give to Lessor prompt written notice of any
        Fire, etc. accident, fire, or damage occurring on or to the demised
                   premises.
    (h) Condition       (h) Lessee shall be responsible for the condition of
     Of Pavement   the pavement, curb, cellar doors, awnings and other
                   erections in the pavement during the term of this lease;
                   shall keep the pavement free from snow and ice; and shall be
                   and hereby agrees that Lessee is solely liable for any
                   accidents, due or alleged to be due to their defective
                   condition, or to any accumulations of snow and ice.
    (i) Agency on       (i) The Lessee agrees that if, with the permission in
        Removal    writing of Lessor, Lessee shall vacate or decide at any time
                   during the term of this lease, or any renewal thereof, to
                   vacate the herein demised premises prior to the expiration
                   of this lease, or any renewal hereof, Lessee will not cause
                   or allow any other agent to represent Lessee in any sub-
                   letting or reletting of the demised premises other than an 
                   agent approved by the Lessor and that should Lessee do 
                   so, attempt to do so, the Lessor may remove any signs that 
                   may be placed on or about the demised premises by such other 
                   agent without any liability to Lessor or to said agent, the 
                   Lessee assuming all responsibility for such action.

    (j) Indemni-        (j) Indemnify and save Lessor harmless from any and all
         fication  loss occasioned by Lessee's breach of any of the covenants,
                   terms and conditions of this lease, or caused by his family,
                   guests, visitors, agents and employees.

15. Negative            Lessee covenants and agrees that he will do none of
    Covenants      the following things without first obtaining the consent, in
    Of Lessee      writing of Lessor, which consent Lessor shall not
                   unreasonably withhold, and without providing Lessor with
                   reimbursement for any expenses incurred or incidental to
                   Lessee's proposed action.
    (a) Use of          (a) Occupy the demised premises in any other manner or
        Premises   for any other purpose than as above set forth.
    (b) Assignment      (b) Assign, mortgage or pledge this lease or under-let
          And      or sub-lease the demised premises or any part thereof or 
       Subletting  permit any other person, firm or corporation to occupy
                   demised premsies, or part thereof; nor should any assignee
                   or sub-lessee assign, mortgage or pledge this lease or such 
                   sub-lease, without an additional written consent by the
                   Lessor, and without such consent no such assignment,
                   mortgage or pledge shall be valid.  If the Lessee becomes
                   embarrassed or insolvent, or makes an assignment for the
                   benefit of creditors, or if a petition in bankruptcy is
                   filed by or against the Lessee or a bill in equity or other
                   proceeding for the appointment of a receiver for the Lessee
                   is filed, or if the real or personal property of the Lessee
                   shall be sold or levied upon by any Sheriff, Marshal or
                   Constable, the same shall be a violation of this covenant.
<PAGE>



    (c) Signs                (c) Place or allow to be placed any stand, booth,
                        sign or show case upon the doorsteps, vestibules or
                        outside walls or pavements of said premises, or paint,
                        place, erect or cause to be painted, placed or erected
                        any sign, projection or device on or in any part of the
                        premises.  Lessee shall remove any sign, projection or
                        device painted, placed or erected, if permission has
                        been granted and restore the walls, etc., to their
                        former conditions, at or prior to the expiration of
                        this lease.  In case of the breach of this covenant (in
                        addition to all other remedies given to Lessor in case
                        of the breach of any conditions or covenants of this
                        lease) Lessor shall have the privilege of removing said
                        stand, booth, sign, show case, projection or device,
                        and restoring said walls, etc., to their former
                        condition, and Lessee, at Lessor's option, shall be
                        liable to Lessor for any and all expenses so incurred by
                        Lessor.
    (d) Alterations          (d) Make any alterations, improvements, or
        Improvements    additions to the demised premises.  All alterations,
                        improvements, additions or fixtures, whether installed
                        before or after the execution of this lease, shall
                        remain upon the premises at the expiration or sooner
                        determination of this lease and become the property of
                        Lessor, unless Lessor shall, prior to the determination
                        of this lease, have given written notice to Lessee to 
                        remove the same, in which event Lessee will remove such
                        alterations, improvements and additions and restore the
                        premises to the same good order and condition in which
                        they now are.  Should Lessee fail so to do, Lessor may
                        do so, collecting, at Lessor's option, the cost and
                        expense thereof from Lessee as additional rent.
    (e) Machinery            (e) Use or operate any machinery that, in Lessor's
                        opinion, is harmful to the building or disturbing to
                        other tenants occupying other parts thereof.
    (f) Weights              (f) Place any weights in any portion of the demised
                        premises beyond the safe carrying capacity of the
                        structure.
    (g) Fire Insurance       (g) Do or suffer to be done, any act, matter or
                        thing objectionable to the fire insurance companies
                        whereby the fire insurance or any other insurance now
                        in force or hereafter to be placed on the demised
                        premises, or any part thereof, or on the building of
                        which the demised premises may be a part, shall become
                        void or suspended, or whereby the same shall be rated
                        as a more hazardous risk than at the date of execution
                        of this lease, or employ any person or persons
                        objectionable to the fire insurance companies or carry
                        or have any benzine or explosive matter of any kind in
                        and about the demised premises.  In case of a breach of
                        this covenant (in addition to all other remedies given
                        to Lessor in case of the breach of any of the
                        conditions or covenants of this lease) Lessee agrees to
                        pay to Lessor as additional rent any and all increase
                        or increases of premiums on insurance carried by Lessor
                        on the demised premises, or any part thereof, or on the
                        building of which the demised premises may be a part,
                        caused in any way by the occupancy of Lessee.
    (h) Removal of           (h) Remove, attempt to remove or manifest an
        Goods           intention to remove Lessee's goods or property from or
                        out of the demised premises otherwise than in the
                        ordinary and usual course of business, without having
                        first paid and satisfied Lessor for all rent which may
                        become due during the entire term of this lease.
    (i) Vacate               (i) Vacate or desert said premises during the
        Premises        term of this lease, or permit the same to be empty and
                        unoccupied.
                             Lessee covenants and agrees that Lessor shall have
                        the right to do the following things and matters in and
                        about the demised premises:

16. Lessor's Rights          (a) At all reasonable times by himself or his duly
    (a) Inspection of   authorized agents to go upon and inspect the demised
        Premises        premises and every part thereof, and/or at his option
                        to make repairs, alterations and additions to the
                        demised premises or the building of which the demised
                        premises is a part.
    (b) Rights and           (b) At any time or times and from time to time
        Regulations     make such reasonable rules and regulations as may be 
                        necessary or desirable for the safety, care, and 
                        cleanliness of the demised premises and/or of the
                        building of which the demised premises is a part and of
                        real and personal property contained therein and for
                        the preservation of good order.  Such rules and
                        regulations shall, when communicated in writing to
                        Lessee, form a part of this lease.
    (c) Sale or Rent         (c) To display a "For Sale" sign at any time, and
        Sign            also, after notice from either party of intention to
        Prospective     determine this lease, or at any time within three months
        Purchasers or   prior to the expiration of this lease, a "For Rent"
        Tenants         sign, or both "For Rent" and "For Sale" signs; and all
                        of said signs shall be placed upon such part of the
                        premises as Lessor may elect and may contain such
                        matter as Lessor shall require.  Persons authorized by
                        Lessor may inspect the premises at reasonable hours
                        during said periods.
    (d) Discontinue          (d) Lessor may discontinue at any time, any or all
        Facilities      facilities furnished and services rendered by Lessor
        and Services    not expressly covenanted for herein or required to be
                        furnished or rendered by law; it being understood that
                        they constitute no part of the consideration for this
                        lease.

17. Responsibility of        (a) Lessee agrees to relieve and hereby relieves
    Lessee              the Lessor from all liability by reason of any injury
                        or damage to any person or property in the demised
                        premises, whether belonging to the Lessee or any other
                        person caused by any fire, breakage, or leakage in any
                        part or portion of the building of which the demised
                        premises is a part or from water, rain or snow that may
                        leak into, issue or flow from any part of the said
                        premises, or of the building of which the demised
                        premises is a part, from the drains, pipes, or plumbing
                        work of the same, or from any place or quarter, unless
                        such breakage, leakage, injury or damage be caused by or
                        result from the negligence of Lessor or its servants or
                        agents.
                             (b) Lessee also agrees to relieve and hereby
                        relieves Lessor from all liability by reason of any
                        damage or injury to any property or to Lessee or
                        Lessee's guests, servants or employees which may arise
                        from or be due to the use, misuse or abuse of all or
                        any of the elevators, hatches, openings, stairways,
                        hallways of any kind whatsoever which may exist or
                        hereafter be erected or constructed on the said
                        premises or the sidewalks surrounding the building or
                        which may arise from defective construction, failure of
                        water supply, light, power, electric wiring, plumbing or
                        machinery, wind, lightning, storm or any other cause
                        whatsoever on the said premises or the building of
                        which the demised premises is a part, unless such
                        damage, injury, use, misuse or abuse be caused by or
                        result from the negligence of Lessor, its servants or
                        agents.

18. Responsibility of        (a) In the event the demised premises are totally
    Lessor              destroyed or so damaged by fire or other casualty that,
    (a) Total Destruc-  in the opinion of a licensed architect retained by 
        tion of         Lessor, the same cannot be repaired and restored within
        Premises        ninety days from the happening of such injury this
    (b) Partial         lease shall absolutely cease and determine, and the
        Destruction     rent shall abate for the balance of the term.
        of Premises          (b) If the damage be only partial and such that
                        the premises can be restored, in the opinion of a
                        licensed architect retained by Lessor, to approximately
                        their former condition within ninety days from the date
                        of the casualty loss Lessor may, at Lessor's option,
                        restore the same with reasonable promptness, reserving
                        the right to enter upon the demised premises for that
                        purpose.  Lessor also reserves the right to enter upon
                        the demised premises whenever necessary to repair
                        damage caused by fire or other casualty to the building
                        of which the demised premises is a part, even though
                        the effect of such entry be to render the demised
                        premises or a part thereof untenantable.  In either
                        event the rent shall be apportioned and suspended
                        during the time Lessor is in possession, taking into
                        account the proportion of the demised premises rendered
                        untenantable and the duration of Lessor's possession.
                        If a dispute arises as to the amount of rent due under
                        this clause, Lessee agrees to pay the full amount
                        claimed by Lessor, but Lessee shall have the right to
                        proceed by law to recover the excess payment, if any.
    (c) Repairs by           (c) Lessor shall make such election to repair the
        Lessor          premises or terminate this lease by giving notice
                        thereof to Lessee at the leased premises within thirty
                        days from the day Lessor received notice that the
                        demised premises had been destroyed or damaged by fire
                        or other casualty.
    (d) Damage for           (d) Except to the extent hereinbefore provided,
         Interruption   Lessor shall not be liable for any damage,
         of Use         compensation, or claim by reason of the necessity of
                        repairing any portion of the building, the interruption
                        in the use of the premises, any inconvenience or
                        annoyance arising as a result of such repairs or
                        interruption, or the termination of this lease by
                        reason of damage to or destruction of the premises.
    (e) Representation       (e) Lessor has let the demised premises in their
        of Condition    present "as is" condition and without any
        of Premises     representations, other than those specifically endorsed
                        hereon by Lessor, through its officers, employees,
                        servants and/or agents.  It is understood and agreed
                        that Lessor is under no duty to make repairs,
                        alterations, or decorations at the inception of this
                        lease or at any time thereafter unless such duty of
                        Lessor shall be set forth in writing endorsed hereon.
    (f) Zoning               (f) It is understood and agreed that the Lessor
                        hereof does not warrant or undertake that the Lessee
                        shall be able to obtain a permit under any Zoning
                        Ordinance or Regulation for such use as Lessee intends
                        to make of the said premises, and nothing in this lease 
                        contained shall obligate the Lessor to assist Lessee in 
                        obtaining said permit; the Lessee further agrees that in
                        the event a permit cannot be obtained by Lessee under 
                        any Zoning Ordinance or Regulation, this lease shall not
                        terminate without Lessor's consent, and the Lessee
                        shall use the premises only in a manner permitted under
                        such Zoning Ordinance or Regulation.

19. Miscellaneous            (a) No contract entered into or that may be
    Agreements and      subsequently entered into by Lessor with Lessee,
    Conditions          relative to any alterations, additions, improvements or
    (a) Effect of Re-   repairs, nor the failure of Lessor to make such
        pairs on        alterations, additions, improvements or repairs as
        Rental          required by any such contract, nor the making by Lessor
                        or his agents or contractors of such alterations,
                        additions, improvements or repairs shall in any way
                        affect the payment of the rent or said other charges at 
                        the time specified in this lease, except to the extent 
                        and in the manner hereinbefore provided.
    (b) Waiver of            (b) It is hereby covenanted and agreed, any law,
        Custom          usage or custom to the contrary notwithstanding, that
                        Lessor shall have the right at all times to enforce the
                        covenants and provisions of this lease in strict
                        accordance with the terms hereof, notwithstanding any
                        conduct or custom on the part of the Lessor in
                        refraining from so doing at any time or times; and,
                        further, that the failure of Lessor at any time or
                        times to enforce his rights under said covenants and
                        provisions strictly in accordance with the same shall
                        not be construed as having created a custom in any way
                        or manner contrary to the specific terms, provisions
                        and covenants of this lease or as having in any way or
                        manner modified the same.
    (c) Conduct of           (c) This lease is granted upon the express
        Lessee          condition that Lessee and/or the occupants of the
                        premises herein leased shall not conduct themselves in
                        a manner which is improper or objectionable, and if at
                        any time during the term of this lease or any extension
                        or continuation thereof Lessee or any occupier of the
                        said premises shall have conducted himself in a manner
                        which is improper or objectionable, Lessee shall be
                        taken to have broken the covenants and conditions of
                        this lease, and Lessor will be entitled to all of the
                        rights and remedies granted and reserved herein, for
                        the Lessee's failure to observe all of the covenants
                        and conditions of this lease.
    (d) Failure of           (d) In the event of the failure of Lessee promptly
        Lessee to       to perform the covenants of Section 14(b) hereof,
        Repair          Lessor may go upon the demised premises and perform
                        such covenants, the cost thereof, at the sole option of
                        Lessor, to be charged to Lessee as additional and
                        delinquent rent.
    (e) Waiver of            (e) Lessor and Lessee hereby agree that all
        Subrogation     insurance policies which each of them shall carry to
                        insure the demised premises and the contents therein
                        against casualty loss, and all liability policies which
                        they shall carry pertaining to the use and occupancy of 
                        the demised premises shall contain waivers of the right 
                        of subrogation against Lessor and Lessee herein, their
                        heirs, administrators, successors, and assigns.
    (f) Security             (f) Lessee hereby grants to Lessor a security
        Interest        interest under the Uniform Commercial Code in all of
                        Lessee's goods and property in, on, or about the demised
                        premises.  Said security interest shall secure unto
                        Lessor the payment of all rent (and charges collectible
                        or reserved as rent) hereunder which shall become due
                        under the provisions of this lease.  Lessee hereby
                        agrees to execute, upon request of Lessor, such
                        financing statements as may be required under the
                        provisions of the said Uniform Commercial Code to
                        perfect a security interest in Lessee's said goods and
                        property.

20. Remedies of Lessor       If the Lessee:
                             (a) Does not pay in full when due any and all
                        installments of rent and/or any other charge or payment
                        herein reserved, included, or agreed to be treated or
                        collected as rent and/or any other charge, expense, or
                        cost herein agreed to be paid by the Lessee; or
                             (b) Violates or fails to perform or otherwise
                        breaks any covenant or agreement herein contained; or
                             (c) Vacates the demised premises or removes or
                        attempts to remove or manifests an intention to remove
                        any goods or property therefrom otherwise than in the
                        ordinary and usual course of business without having
                        first paid and satisfied the Lessor in full for all
                        rent and other charges then due or that may
                        thereafter become due until the expiration of the
                        then current term, above mentioned; or
                             (d) Becomes embarrassed or insolvent, or makes an
                        assignment for the benefit of creditors, or if a
                        petition in bankruptcy is filed by or against Lessee or
                        a complaint in equity or other proceedings for the
                        appointment of a receiver for Lessee is filed, or if
                        proceedings for reorganization or for composition with
                        creditors under any State or Federal law be instituted
                        by or against Lessee, or if the real or personal
                        property of Lessee shall be levied upon or be sold, or
                        if for any other reason Lessor shall, in good faith,
                        believe that Lessee's ability to comply with the
                        covenants of this lease, including the prompt payment
                        of rent hereunder, is or may become impaired.

                               thereupon:
                             (1) The whole balance of rent and other charges,
                        payments, costs, and expenses herein agreed to be paid
                        by Lessee, or any part thereof, and also all costs and
                        officers' commissions including watchmen's wages shall
                        be taken to be due and payable and in arrears as if by
                        the terms and provisions of this lease said balance of
                        rent and other charges, payment, taxes, costs and
                        expenses were on that date, payable in advance.
                        Further, if this lease or any part thereof is assigned,
                        or if the premises, or any part thereof is sub-let,
                        Lessee hereby irrevocably constitutes and appoints
                        Lessor as Lessee's agent to collect the rents due from
                        such assignee or sub-lessee and apply the same to the
                        rent due hereunder without in any way affecting Lessee's
                        obligation to pay any unpaid balance of rent due
                        hereunder; or
                             (2) At the option of Lessor, this lease and the
                        terms hereby created shall determine and become
                        absolutely void without any right on the part of
                        Lessee to reinstate this lease by payment of any sum
                        due or by other performance of any condition, term, or
                        covenant broken; whereupon, Lessor shall be entitled to
                        recover damages for such breach in an amount equal to
                        the amount of rent reserved for the balance of the term
                        of this lease, less the fair rental value of the said
                        demised premises for the remainder of the lease term.

21. Further Remedies    In the event of any default as above set forth in
    of Lessor           Section 20, Lessor, or anyone acting on Lessor's
                        behalf, at Lessor's option:
                             (a) May let said premises or any part or parts
                        thereof to such person or persons as may, in Lessor's
                        discretion, be best; and Lessee shall be liable for any
                        loss of rent for the balance of the then current term.
                        Any such re-entry or re-letting by Lessor under the
                        terms hereof shall be without prejudice to Lessor's
                        claim for actual damages, and shall under no
                        circumstances, release Lessee from liability for such
                        damages arising out of the breach of any of the
                        covenants, terms, and conditions of this lease.
                             (b) May proceed as a secured party under the
                        provisions of the Uniform Commercial Code against the
                        goods in which Lessor has been granted a security
                        interest pursuant to Section 19(f) hereof; and
                             (c) May have and exercise any and all other rights
                        and/or remedies, granted or allowed landlords by any
                        existing or future Statute, Act of Assembly, or other
                        law of this state in cases where a landlord seeks to
                        enforce rights arising under a lease agreement against
                        a tenant who has defaulted or otherwise breached the
                        terms of such lease agreement; subject, however, to all
                        of the rights granted or created by any such Statute, 
                        Act of Assembly, or other law of this state existing for
                        the protection and benefit of tenants; and
                             (d) May have and exercise any and all other rights
                        and remedies contained in this lease agreement,
                        including the rights and remedies provided by Sections
                        22 and 23 hereof.

22. Confession of             Lessee covenants and agrees that if the rent
    Judgment            and/or any charges reserved in this lease as rent
    for Money           (including all accelerations of rent permissible under
                        the provisions of this lease) shall remain unpaid five
                        (5) days after the same is required to be paid, then
                        and in that event, Lessor may cause Judgment to be
                        entered against Lessee, and for that purpose Lessee
                        hereby authorizes and empowers Lessor or any
                        Prothonotary, Clerk of Court or Attorney of any Court
                        of Record to appear for and confess judgment against
                        Lessee and agrees that Lessor may commence all actions
                        pursuant to Pennsylvania Rules of Civil Procedure No.
                        2950 et seq. for the recovery from Lessee of all rent
                        hereunder (including all accelerations of rent
                        permissible under the provisions of this lease) and/or
                        for all charges reserved hereunder as rent, as well as
                        for interest and costs and Attorney's commission, for
                        which authorization to confess judgment, this lease,
                        or a true and correct copy thereof, shall be sufficient
                        warrant. Such Judgment may be confessed against Lessee
                        for the amount of rent in arrears (including all
                        accelerations of rent permissible under the provisions
                        of this lease) and/or for all charges reserved
                        hereunder as rent, as well as for interest and costs;
                        together with an attorney's commission of five percent
                        (5%) of the full amount of Lessor's claim against
                        Lessee.  Neither the right to institute an action
                        pursuant to Pennsylvania Rules of Civil Procedure No.
                        2950 et seq. nor the authority to confess judgment
                        granted herein shall be exhausted by one or more
                        exercises thereof, but successive complaints may be
                        filed and successive judgments may be entered for the
                        aforedescribed sums five days or more after they
                        become due as well as after the expiration of the
                        original term and/or during or after expiration of any
                        extension or renewal of this lease.

23. Confession of            Lessee covenants and agrees that if this lease
    Judgment for        shall be terminated (either because of condition broken
    Possession of       during the terms of this lease or any renewal or
    Real Property       extension thereof and/or when the term hereby created
                        or any extension thereof shall have expired) then, and
                        in that event, Lessor may cause a judgment in
                        ejectment to be entered against Lessee for possession
                        of the demised premises, and for that purpose Lessee
                        hereby authorizes and empowers any Prothonotary, Clerk
                        of Court or Attorney of any Court of Record to appear
                        for Lessee and to confess judgment against Lessee in
                        Ejectment for possession of the herein demised
                        premises, and agrees that Lessor may commence an action
                        pursuant to Pennsylvania Rules of Procedure No. 2970 et
                        seq. for the entry of an order in Ejectment for the
                        possession of real property, and Lessee further agrees
                        that a Writ of Possession pursuant thereto may issue
                        forthwith, for which authorization to confess judgment
                        and for the issuance of a writ or writs of possession
                        pursuant thereto, this lease, or a true and correct
                        copy thereof, shall be sufficient warrant.  Lessee
                        further covenants and agrees, that if for any reason
                        whatsoever, after said action shall have commenced the
                        action shall be terminated and the possession of the
                        premises demised hereunder shall remain in or be
                        restored to Lessee, Lessor shall have the right upon
                        any subsequent default or defaults, or upon the
                        termination of this lease as above set forth to
                        commence successive actions for possession of real
                        property and to cause the entry of successive
                        judgments by confession in Ejectment for possession of
                        the premises demised hereunder.

24. Affidavit of             In any procedure or action to enter Judgment by
    Default             Confession for Money pursuant to Section 22 hereof, or
                        to enter Judgment by Confession in Ejectment for
                        possession of real property pursuant to Section 23
                        hereof, if Lessor shall first cause to be filed in such
                        action an affidavit or averment of the facts 
                        constituting the default or occurrence of the condition 
                        precedent, or event, the happening of which default, 
                        occurrence, or event authorizes and empowers Lessor to 
                        cause the entry of judgment by confession, such 
                        affidavit or averment shall be conclusive evidence of 
                        such facts, defaults, occurrences, conditions precedent,
                        or events; and if a true copy of this lease (and of the 
                        truth of which such affidavit or averment shall be 
                        sufficient evidence) be filed in such procedure or 
                        action, it shall not be necessary to file the original 
                        as a Warrant of Attorney, and rule of court, custom, or
                        practice to the contrary notwithstanding.

25. Waivers by Lessee       Lessee hereby releases to Lessor and to any and
    of Errors, Right    all attorneys who may appear for Lessee all errors in 
    of Appeal, Stay,    any procedure or action to enter Judgment by Confession 
    Exemptions,          by virtue of the warrants of attorney contained in this
    Inquisition         lease, and all liability therefor.  Lessee further 
                        authorizes the Prothonotary or any Clerk of any Court of
                        Record to Issue a Writ of Execution or other process, 
                        and further agrees that real estate may be sold as a 
                        Writ of Execution or other process.  If proceedings
                        shall be commenced to recover possession of the demised
                        premises either at the end of the term or sooner 
                        termination of this lease, or for non-payment of rent or
                        for any other reason.  Lessee specifically waives the 
                        right to the three (3) months' notice to quit and/or the
                        fifteen (15) or thirty (30) days' notice to quit 
                        required by the Act of April 6, 1951, P.I. 69, as 
                        amended, and agrees that five (5) days' notice shall be 
                        sufficient in either or any such case.

26. Right of Assignee        The right to enter judgment against Lessee by
    of Lessor           confession and to enforce all of the other provisions of
                        this lease herein provided for may at the option of any
                        assignee of this lease, be exercised by any assignee
                        of the Lessor's right, title and interest in this lease
                        in his, her, or their own name, any statute, rule of
                        court, custom, or practice to the contrary 
                        notwithstanding.

27. Remedies                 All of the remedies hereinbefore given to Lessor
    Cumulative          and all rights and remedies given to it by law and
                        equity shall be cumulative and concurrent.  No
                        determination of this lease or the taking or recovering
                        possession of the premises shall deprive Lessor of any
                        of its remedies or actions against the Lessee for rent
                        due at the time or which, under the terms hereof would
                        in the future become due as if there had been no
                        determination, nor shall the bringing of any action for
                        rent or breach of covenant, or the resort to any other
                        remedy herein provided for the recovery of rent be
                        construed as a waiver of the right to obtain possession
                        of the premises.

28. Condemnation             In the event that the premises demised herein, or
                        any part thereof, is taken or condemned for a public or
                        quasi-public use, this lease shall, as to the part so
                        taken, terminate as of the date title shall vest in the
                        condemnor, and rent shall abate in proportion to the
                        square feet of leased space taken or condemned or shall
                        cease if the entire premises be so taken.  In either
                        event the Lessee waives all claims against the Lessor
                        by reason of the complete or partial taking of the
                        demised premises.

29. Subordination            This Agreement of Lease and all its terms,
                        covenants and provisions are and each of them is
                        subject and subordinate to any lease or other
                        arrangement or right to possession, under which the
                        Lessor is in Control of the demised premises, to the
                        rights of the owner or owners of the demised premises
                        and of the land or buildings of which the demised
                        premises are a part, to all rights of the Lessor's
                        landlord and to any and all mortgages and other
                        encumbrances now or hereafter placed upon the demised
                        premises or upon the land and/or the buildings
                        containing the same; and Lessee expressly agrees that
                        if Lessor's tenancy, control, or right to possession
                        shall terminate either by expiration, forfeiture or
                        otherwise, then this lease shall thereupon immediately
                        terminate and the Lessee shall, thereupon, give
                        immediate possession; and Lessee hereby waives any and
                        all claims for damages or otherwise by reason of such
                        termination as aforesaid.

30. Notices             All notices must be given by certified mail, return
                        receipt requested.

31. Lease Contains all       It is expressly understood and agreed by and
    Agreements          between the parties hereto that this lease and the
                        riders attached hereto and forming a part hereof set
                        forth all the promises, agreements, conditions and
                        understandings between Lessor or his Agent and Lessee
                        relative to the demised premises, and that there are no
                        promises, agreements, conditions or understandings,
                        either oral or written, between them other than as
                        herein set forth.  It is further understood and agreed
                        that, except as herein otherwise provided, no subsequent
                        alteration, amendment, change or addition to this lease
                        shall be binding upon Lessor or Lessee unless reduced
                        to writing and signed by them.

32. Heirs and                All rights and liabilities herein given to, or
    Assignees           imposed upon, the respective parties hereto shall
                        extend to and bind the several and respective heirs,
                        executors, administrators, successors and assigns of 
                        said parties; and if there shall be more than one 
                        Lessee, they shall all be bound jointly and severally by
                        the terms, covenants and agreements herein, and the word
                        "Lessee" shall be deemed and taken to mean each and 
                        every person or party mentioned as a Lessee herein, be 
                        the same one or more; and if there shall be more than 
                        one Lessee, any notice required or permitted by the 
                        terms of this lease may be given by or to any one 
                        thereof, and shall have the same force and effect as if 
                        given by or to all thereof.  The words "his" and "him" 
                        wherever stated herein, shall be deemed to refer to the 
                        "Lessor" or "Lessee" whether such Lessor or Lessee be 
                        singular or plural and irrespective of gender.  No 
                        rights, however, shall inure to the benefit of any 
                        assignee of Lessee unless the assignment to such 
                        assignee has been approved by Lessor in writing as
                        aforesaid.

33. Headings no              Any headings preceding the text of the several
    part of lease       paragraphs and sub-paragraphs hereof are inserted
                        solely for convenience of reference and shall not
                        constitute a part of this lease nor shall they affect
                        its meaning, construction or effect.
<PAGE>

    In Witness Whereof, the parties hereto have executed these presents the day
and year first above written, and intend to be legally bound thereby.

SEALED AND DELIVERED IN THE            Tornetta Realty Corp., Agent
PRESENCE OF:


----------------------------           ----------------------------Agent
                                       Burnside Associates/Fourtees

----------------------------           ---------------------------------
                                                           (Lessee)

----------------------------           ---------------------------------
                                       National Fiberstok Corporation
                                       BY:
----------------------------           ---------------------------------
                                                           (Lessee)

----------------------------       ATTEST:
                                       ---------------------------------
                                                           (Lessee)

<PAGE>

    ADDENDUM to Lease Agreement dated September 2nd, 1994, by and between
Tornetta Realty Corp., Agent for Burnside Associates/Fourtees, Co. (hereinafter
referred to as Lessor), and National Fiberstok Corporation, a Delaware
corporation (hereinafter referred to as Lessee), for all that certain space
consisting of approximately 7,138 +/- square feet hereinafter referred to as the
demised premises, and being a portion of the building on Lot #9 in the Norriton
Business Campus, East Norriton Township, Montgomery County, Pennsylvania, said
demised premises having the mailing address of 2051A Potshop Lane, Norristown,
PA 19403.

    In the event of any conflict between the provisions of this Addendum and
the preprinted provisions of this Lease, the provisions of this Addendum shall
control and shall be given full force and effect without regard to any
conflicting or contrary preprinted provisions.

34.)  Lessee agrees to pay immediately to Lessor a late charge of six (6%)
percent of the gross monthly rental for rents not received by Lessor on time.
All rents are due on the first of each month.  A charge of $50.00 is applicable
for any checks returned from the bank, for whatever reason.

    Further, no payment by Lessee or receipt by Lessor, or Lessor's Agent, of a
lesser amount than any installment or payment of rent or additional rent due
shall be deemed to be other than on account of the amount due, and no
endorsement or statement on any check or payment shall be deemed an accord and
satisfaction.  Lessor, or Lessor's Agent, may accept such check or payment
without prejudice to Lessor's right to recover the balance of such installment
or payment due, or pursue any other remedies available to Lessor.

35.)  It is agreed and understood by all parties made a part hereto, that 
Tornetta Realty Corp. is the sole and exclusive agent for Lessor on said 
property.  Accordingly, Tornetta Realty Corp. shall be paid by Lessor at the 
rate of commission as outlined in a separate "Agency Agreement" between 
Lessor and Tornetta Realty Corp.  Further it is understood and agreed that the 
officers of Tornetta Realty Corp., Agents herein, have an interest in the 
ownership of the herein described property.  Lessee is not responsible for any 
commission payable to Tornetta Realty Corp.

36.)  Lessee agrees to pay as additional rent, in addition to the minimum rental
hereon reserved, their proportionate share of all taxes (including assessments)
assessed or imposed upon the property of which the demised premises is a part
based upon the percentage by which Lessee's square footage bears to the entire
square footage of the building during the term of this Lease, renewals or
extensions thereof.  Lessee shall pay to Lessor such taxes based on the fiscal
year or years of the taxing authorities, or portions thereof during the term
hereof (appropriately apportioned for any partial year at the beginning or end
of the term hereof).

    Lessor shall submit to Lessee a copy of any tax bills authorized and
prepared by the tax authorities, as well as a bill prepared by Lessor as to
Lessee's share of taxes due.  Lessee shall at all times be responsible for and
shall pay before delinquency Lessee's proportionate share of all county,
township, and school real estate taxes assessed against the property, as well as
all municipal, county, state or federal taxes assessed against any leasehold
interest or any personal property of any kind owned, installed or used by
Lessee, as well as all rent, occupancy, transportation, utility, use, amusement
or vending machine taxes, now or hereafter imposed. Said taxes shall be paid by
Lessee to Lessor at least one (1) month before the expiration of the net payment
period of said taxes and before penalties are assessed.

    In the event lessee desires to take advantage of any early payment
discount, then said tax payment shall be paid by Lessee to Lessor at least
thirty (30) days before the expiration of any discount period. A bill submitted
by Lessor to Lessee shall be conclusive evidence of the amount of taxes assessed
or levied, as well as the items taxed.


                                         (1)

<PAGE>


37.)  Further to Paragraph 13(c) of this Lease Agreement, Lessee agrees that it
will not keep, use, or offer for sale in or upon the demised premises any
article which may be prohibited by the standard form of fire insurance policy.
Lessee shall follow the recommendation of the Lessor, or its Agents, on
conditions which will help to lower the premium rate of insurance.

    Lessor agrees to carry policies insuring the improvements on Lessor's
property against fire and such other perils as are normally covered by Lessor in
an amount of at least ninety (90%) percent of the replacement value of such
improvements, together with insurance against such other risks (including loss
of rent) including Fire, Extended Coverage, Vandalism and Malicious Mischief,
Sprinkler, Rent, Sign, Boiler, Casualty and Liability Insurance, and in such
amounts as Lessor deems appropriate. Lessee agrees to reimburse to Lessor their
proportionate share of said insurance upon the property of which the demised
premises is a part, based upon the percentage by which Lessee's square footage
bears to the entire square footage of the building during the term of this
Lease, renewals or extensions thereof. Such cost of said insurance, as stated
above, shall be paid by the Lessee to Lessor as additional rent, in addition to
the minimum rental hereon reserved within thirty (30) days of proof of payment
of such insurance. Such insurance shall not include Lessee's furniture,
fixtures, equipment or improvements. The amount due hereunder on account of said
insurance shall be apportioned for that part of the first and last calendar
years covered by the term hereof.

38.)  During the term of this lease and any extensions thereof, Lessee shall
keep in full force and effect a policy of Commercial General Liability Insurance
in which the limits of Bodily Injury shall not be less than $1,000,000.00 per
occurrence, and on which the Property Damage Limit shall not be less than
$1,000,000.00 per occurrence. The insurance carrier and the form and substance
of the policy shall be to the satisfaction of Lessor and a copy of the policy or
a Certificate of Insurance shall be delivered to the Lessor's Agent. The
insurance carrier shall be a responsible insurance carrier authorized to do
business in the State of Pennsylvania. It shall have a policy holders rating of
no less than "A" in the most current edition of Best's Insurance Report. Said
policy shall name Lessor, Agent, and any persons, firms or corporations
designated by Lessor, and Lessee, as insured, and shall contain a clause that
the insurer will not cancel or change the insurance without first giving the
Lessor thirty (30) days prior written notice.

39.  In compliance with Paragraph 15(c) of this Lease Agreement, and any other
applicable provisions contained herein, it is understood and agreed that the
Lessee will not install any signs without having first received written
permission from Lessor, and will be solely responsible for any cost and effort
as may be required for the installation of signs on the building or within the
demised premises. This responsibility includes the purchase, installation,
maintenance, upkeep, and removal if requested by Lessor (and repair after
removal of any damage caused by signs), of any such sign(s). Further, Lessee is
responsible to obtain and pay for any governmental licenses and/or permits, as
may be required for any such sign(s). All signs of Lessee shall be maintained by
Lessee, and kept in proper order including lighting, repairs and/or repainting.
Lessor makes no representation as to whether or not signage, or the type or size
of signage is permitted by governmental authorities at the demised premises or
the building.

40.)  Lessee, at the Lessee's expense, shall comply with all laws, rules,
orders, ordinances, directions, regulations, and requirements of federal, state,
county and municipal authorities, now in force or which may hereafter be in
force, which shall impose any duty upon Lessor or Lessee with respect to the
use, occupation or alteration of the demised premises. This shall include, but
will not be limited to, obtaining whatever permits and/or licenses which may be
required by Lessee to operate from this location, any permits and/or licenses
which may be required for the installation of signs, and compliance with the
Americans with Disabilities Act relating to Lessee's use and occupancy of the
demised premises. Lessee's responsibility and compliance with this paragraph
shall also include any present and future governmental or quasi-governmental
directives (including without limitation those requirements of the Occupational
Safety and Health Administration that relate to the premises) including but not
limited to the indoor air quality of the demised premises and the maintenance of
any heating, ventilating, and air-conditioning equipment or system for which the
Lessee is responsible pursuant to this Lease. Lessee's failure to comply with
any such law, order, ordinance, rule, regulation or directive above mentioned
may be considered an Event of Default under this Lease.

                                         (2)

<PAGE>

41.)  Lessor's responsibility under this Lease shall be limited to its interest
in the demised premises and in the building of which the demised premises forms
a part, and no members of Lessor's partnership shall be personally liable
hereunder.  Lessee agrees to look solely to Lessor's interest in the demised
premises and in the building for the collection of any judgment, and, in
entering any such judgment, the person entering same shall request the
prothonotary to mark the judgment index accordingly.  If the demised premises or
the building is transferred or conveyed, Lessor shall be relieved of all
covenants and obligations under this Lease thereafter, provided that notice of
said transfer or conveyance is given to Lessee by Lessor.

42.)  Lessor represents and warrants to Lessee that to the best of their 
knowledge that no hazardous waste or hazardous substances, or other 
substances contrary to the Department of Environmental Resources (DER), the 
Environmental Protection Agency (EPA), or any other federal, state, or local 
authority having jurisdiction having regulations, have been previously buried 
or dumped on the demised premises.  Furthermore, Lessee represents and 
warrants that they will not dump, bury, or contaminate the property with any 
hazardous waste or hazardous substances, or other substances contrary to the 
Department of Environmental Resources (DER), Environmental Protection Agency 
(EPA), or any other federal, state, or local authority regulations.  Lessee 
also agrees and understands that should they be in violation of any laws 
concerning the handling of materials known to be hazardous or have toxic 
characteristics and should any such materials be dumped, buried, or spilled 
into the air, soil, surface water, or ground water of the subject premise, 
then it shall be the sole responsibility of the Lessee to correct said 
condition to the satisfaction of the Lessor and the Department of 
Environmental Resources (DER), the Environmental Protection Agency (EPA), and 
any other authority having jurisdiction, and the Lessor may cancel this 
Lease.  The provisions of this paragraph shall survive expiration or 
termination of this Lease.

43.)  Lessee agrees to prohibit any odors, smoke, noise, or other pollutant
resulting from Lessee's use of the demised premises, to the extent that any such
pollution, in Lessor's opinion, is disturbing and adversely affects any other
tenant, or is contrary to any governmental regulations.  Should any such
pollution occur, in Lessor's sole opinion, Lessee shall be responsible for the
installation of necessary sound and odor controlling devises as is necessary so
as not to unreasonably disturb the adjoining tenants.

44.)  During the term of this Lease Agreement, and any extensions or renewals
thereof, Lessor is responsible for any structural repairs to the roof and
exterior walls of the leased building.  Lessor's obligation to make such
repairs, or replacements if necessary, shall not extend to any damage caused by
the Lessee, it's agents, employees, and/or invitees.  In this event, any such
repairs or replacements, if necessary, shall be borne exclusively by Lessee.
Lessee moreover has no rights whatsoever to said roof area and shall not, in any
way, cause to have any appurtenances attached thereto.  If Lessee should disturb
the roof in any manner which would affect the Lessor's roof guarantee, the
Lessee shall be responsible to satisfy said guarantee.

45.)  It is understood and agreed between all parties made a part hereto that
this Lease Agreement shall be deemed a net/net/net Lease.  Lessor shall provide,
as needed in the opinion of the Lessor, certain services to the common areas of
the property of which the demised premises is a part as well as the common areas
of the entire campus.  Said Services shall include, but may not be limited to,
the cutting of grass, maintenance of landscaping, snow and ice removal,
maintenance of sanitary sewer systems, maintenance of retention basins, general
periodic clean-up, replacement of exterior lights and bulbs and/or fixtures,
common area lighting, repairs to the parking area and access roads, including
the main access roads, and seven (7%) percent of all the foregoing costs to
cover the Lessor's administrative and overhead costs.  Coincidental with these
services, Lessor shall bill Lessee quarterly (every three [3] months) for
Lessee's proportionate share of said common area charges based on the percentage
by which the square footage of the demised premises bears to the total leased
square footage of the building of which the demised premises is a part.  Any
such billings shall be treated as additional rent, and shall be as same in
accord with the provisions of this Lease Agreement, including Paragraph 34 of
this Lease.

                                         (3)

<PAGE>


46.)  Inasmuch as the demised premises contains a wet sprinkler system and to
the extent that the demised premises is sprinklered, Lessor agrees to provide
any periodic maintenance of said sprinkler system as required from time to time,
unless damage thereto is caused by Lessee, its agents, servants, employees,
and/or invitees.  Further, any damages resulting from the activation of the
sprinkler system within the demised premises shall be at the absolute risk of
the Lessee, with no obligation to the Lessor resulting thereof.  In addition,
Lessor shall be held harmless from any claim by Lessee due to the failure of the
sprinkler system to adequately function.  Lessee shall pay for all maintenance,
including any fire service charge, water company charge, and any monitoring for
the sprinkler system.  Also, Lessee shall maintain heat in the demised premises
so as to prevent the sprinkler system from freezing.

    It is further agreed and understood that said sprinkler system is designed
for a Class 2 type of building use, and should Lessee desire or should Lessee
need other than the class 2 system, then (a) Lessee must receive permission from
Lessor and (b) said sprinkler system will be changed and maintained at Lessee's
sole cost and expense to satisfy the Lessor and all governmental and local Fire
Marshall regulations concerning same.

47.)  Lessee shall be solely responsible for, agrees to contract with, and
promptly pay all charges for heat, water, gas, sewer, electricity, trash,
telephone, or any other utility or other service rendered, used or consumed in
the demised premises, and service inspections made thereof, whether call charge,
tax, assessment, fee or otherwise.  Lessee shall also pay any "fire company
charge" imposed with respect to the premises.

    Should Lessor elect to supply the water, gas, heat, electricity, trash,
sewer or any other utility used or consumed in the demised premises, Lessee
agrees to purchase and pay for the same as additional rent at rates which will
not exceed those rates filed by the proper regulatory authorities.  In no event
shall Lessor be liable for an interruption or failure in the supply of any such
utilities to the demised premises.  Should the Lessee fail to make these
payments when due, Lessor shall have the right to settle therefore such sums to
be considered additional rent and collectible from Lessee as such by distress or
other process, and to have all the priorities given by law to claims for rent.

    Lessee further covenants and agrees throughout the term of this Lease 
Agreement, any extensions or renewals thereof, that it will be responsible to 
maintain the demised premises in good repair, order and condition, at its 
sole cost and expense, excluding any normal maintenance as may be required to 
the structural members, exterior walls, or roof of the demised premises, 
provided Lessee is not negligent, but including all floors, interior walls, 
ceilings, doors of all types, locks, closures, and hinges, all lighting 
(including the replacement of light bulbs), all glass including windows, all 
electrical, heat, ventilating, and air conditioning systems, as well as all 
utilities and plumbing systems servicing the demised premises, making all 
repairs and/or replacements thereto as may be required or necessary, with 
materials of like quality.

    In addition, Lessee herein shall be responsible to have the heating 
system serviced a minimum of once a year, along with having the air 
conditioning system/units serviced at least four (4) times per year. Said 
servicing shall be at the sole cost and expenses of Lessee, shall be 
performed by a reputable heating and/or air conditioning 
contractor, and copies of said contract shall be submitted to Lessor by 
Lessee annually. Should the Lessee fail to service said systems, then this 
work may be done by the Lessor, and immediate payment as well as a service 
charge of ten (10%) percent shall be due from the Lessee for such work and/or 
repairs.

    Further, Lessee shall be responsible for the cleanliness of the demised
premises and shall be responsible, at Lessee's sole cost and expense, for the
separation, recylcing, and removal of Lessee's waste materials to conform with
any and all governmental rules and regulations thereto.  It is further agreed
that the Lessor may request Lessee to emty trash daily, and if necessary, in
Lessor's opinion, to temporarily store within the demised premises any trash or
garbage refuse until disposed of by Lessee's trash collector.  Lessor may
request special disposal exclusive for Lessee's use in order to prevent odors
and unhealthy conditions.  If so requested, such special disposal will be at the
Lessee's full cost and expense.  Lessor shall have the right to designate the
location of all dumpsters, and Lessee agrees to comply with all Board of Health
rules and regulations.

                                         (4)

<PAGE>

    Also, should Lessor so deem, there may be installed a common area dumpster
for the removal of garbage refuse matter, and should said dumpster be installed,
the Lessee shall pay its appropriate share based upon Lessee's usage, and shall
be billed in accordance with Paragraph 45 herein.

48.)  Lessee shall have the nonexclusive use in common with the Lessor, other
tenants, their guests and invitees, of the automobile parking areas, driveways
and footways, subject to reasonable rules and regulations for the use thereof as
prescribed from time to time by Lessor.  Lessor shall have the right to
designate parking areas for the use of the building tenants and their employees,
and the Lessee and their employees shall not park in parking areas not so
designated specifically including driveways, fire lanes, loading/unloading
areas, walkways and building entrances.  Lessee agrees that upon written notice
from Lessor, it will furnish to Lessor, within five (5) days from receipt of
such notice, the state automobile license numbers assigned to the automobiles of
the Lessee and its employees.  Lessor nor its Agent shall be liable for any
vehicles of the Lessee or its employees that the Lessor or Lessor's Agent shall
have towed from the premises when illegally parked.  Lessor nor Lessor's Agent
will be liable for damage to vehicles in the parking areas or for theft of
vehicles, personal property from vehicles, or equipment of vehicles.

49.)  Outside storage, excluding truck trailers withon the property of which the
demised premises is a part, is not permitted without advance approval in writing
from Lessor.  Long term trailer storage on any portion of the property is not
permitted.

50.)  Lessee agrees that should it be required in the Lessee's facility, or in
adjacent facilities, that the Lessee shall contract with a pest exterminating
contractor to exterminate as may be necessary and as may be directed by the
Lessor.  The sole cost and expense of this service shall be the responsibility
and obligation of the Lessee, and a copy of said contract shall be delivered to
Lessor annually without demand.

51.)  Any improvements which the Lessee may require within the demised premises
may not be accomplished without the advanced written permission of the Lessor.
Lessor's approval/permission of any improvements, alterations, plans and/or
working drawings shall create no responsibility or liability on the part of the
Lessor for the completeness, design sufficiency, or compliance with laws, rules
or regulations now in force, or which may hereafter be in force of governmental
agencies or authorities.  This includes any installation of any electronic
devices (security systems, fire or intercommunications systems) as well as any
decorative furnishings.

    Should the Lessee install or should there presently be a security system of
any type in Lessee's demised premises, then said security system shall remain a
part of the real estate and be turned over to Lessor at the termination of this
Lease, including any keys and/or combinations, without any cost to Lessor, for
his use or for use by subsequent tenants.  Should the Lessee be requested to
remove said security system, or be given permission to remove said security
system by the Lessor, then it shall be the Lessee's obligation at their sole
cost and expenses to replace any and all mouldings on windows, doors and walls
which have been penetrated by the installation of the security system to their
original condition.

    At the termination of the Lease Agreement, any such improvements or
additions installed at the sole cost and expense of the Lessee may, at the
option of the Lessor, be removed from the demised premises leaving said demised
premises in its original conditions, less normal wear and tear, or said
improvements and/or additions may be left within the demised premises for the
beneficial use of the following occupant, at no cost or expense to the Lessor or
to the following occupant.  Lessee, its agents, employees and/or invitees, shall
not cut or drill holes through the aluminum doors, window frames, mouldings or
canopies at any time.

52.)  Either party shall, at any time and from time to time, within twenty (20)
days following the written request from the other, execute, acknowledge, and
deliver to the requesting party a written statement certifying that this lease
is in full force and effect and unmodified (or, if modified, stating that nature
of such modification), certifying the date to which the rent reserved hereunder
has been paid, and certifying that there are not, to the certifying party's
knowledge, any uncured defaults or unpaid charges on the part of the other
party, or specifying such defaults or unpaid charges if any are claimed.  Any
such statement may be


                                         (5)

<PAGE>

relied upon by any lending institution or by any prospective purchaser or
mortgagee on all or any part of the building or land on which the building is
situated.  The failure to deliver such statement within said twenty (20) day
period shall be conclusive that this Lease is in full force and effect and
unmodified, and that there are no uncured defaults in requesting party's
performance hereunder.

53.)  Lessee hereby certifies that Lessee is not a non-resident alien, or
foreign corporation, a foreign partnership, a foreign trust, or a foreign estate
(as these terms are defined in the Internal Revenue Code and Income Tax
Regulations); that Lessee's Social Security number or Federal Income Tax number
and Lessee's home or office address are as shown in Part I of this Lease
Agreement.  Lessee acknowledges that this certification may be disclosed to the
Internal Revenue Service pursuant to federal law.

54.)  It is further agreed and understood between the parties made a part hereto
that the Lessor herein shall perform the following, at their sole cost and
expense, prior to Lessee's occupancy, if possible:

    (a).  Construct a demising wall along the column line for approximately
one-half of the building (being Lessee's demised premises);

    (b).  Replace all carpet in all offices with builder's grade carpeting;

    (c).  Carpet the open office area with builder's grade carpeting;

    (d).  Repaint all interior office space including bathrooms, offices and
open office area;

    (e).  Broom-sweep clean the warehouse floor;

    (f).  Repair the damage to the interior of the exterior rear wall
(warehouse area);

    (g).  All plumbing, electrical, heating and air conditioning units to be 
functioning properly; and

    (h).  Front door to be repaired to work properly, and re-weather stripped.

    In Witness Whereof, the parties hereto have executed these presents
this ______ day of __________ , 1994, and intend to be legally bound thereby.


                                       TORNETTA REALTY CORP.


                                       By: __________________________________

WITNESS:
                                       BURNSIDE ASSOCIATES/FOURTEES, CO.

___________________________________    ______________________________________
                                                              (LESSOR)

                                       NATIONAL FIBERSTOK CORPORATION
ATTEST:

___________________________________    BY: __________________________________
                                                              (LESSEE)


                                         (6)
<PAGE>
                                       [MAP]

                        LOCATION MAP   [MAP]
                                     SITE PLAN

                                       [MAP]
                                     FLOOR PLAN

                        EXHIBIT A

                        This Exhibit / Floor Plan is for the sole purpose to
                   identify the approximate location of the demised premises in
                   the building.  Lessor makes no representation or warranty by
                   this Exhibit as to the usable or rentable square footage of
                   the demised premises or in the building, or to the accuracy
                   of dimensions as may be herein stated.

<PAGE>
                                  AMENDMENT TO LEASE

    THIS AMENDMENT made this 5th day of April, 1995, between TORNETTA REALTY
CORP., Agent for Burnside Associates / Fourtees Co., (hereinafter referred to as
Lessor), and National Fiberstok Corporation, (hereinafter referred to as
Lessee).

WITNESSETH:

    WHEREAS, by Lease Agreement dated September 2, 1994, as amended, TORNETTA
REALTY CORP., Agent for Lessor, did lease to Lessee all that certain space
consisting of approximately 7,138 +/- square feet, being a portion of the
building on Lot #9 in the Norriton Business Campus, in the Township of East
Norriton, County of Montgomery, Commonwealth of Pennsylvania.

    WHEREAS, Lessee desires to lease additional space and to occupy the entire
building situate on Lot #9, in addition to an extension of the current term of
said Lease.

    NOW, THEREFORE, in consideration of the mutual terms, covenants and
conditions hereinafter recited, the parties hereto, intending to be legally
bound, hereby agree as follows:

    1.)       It is agreed and understood that the Lessee herein shall occupy
the entire building situate on Lot #9 in the Norriton Business Campus, which
building consists of a total square footage deemed to be 14,978 +/- square feet,
as shown on Exhibit A-1, attached hereto and made a part hereof.  The effective
date for Lessee to occupy the additional 7,840+/- square footage shall be May 1,
1995.

    2.)       The term of the above mentioned Lease Agreement is hereby
extended and continued for an additional nineteen (19) months, ending April 30,
2001.

    3.)       The new base minimum rent, which shall become due for the term of
this Amendment for the entire 14,978+/- square foot building, shall be due on
the first day of each month, and paid as follows:

Commencement                                    Annual            Monthly
Date                Ending Date                 Rental            Rental
------------        --------------             ---------          --------

May 1, 1995         April 30, 1996            $51,264.00         $4,272.00
May 1, 1996         April 30, 1997            $82,379.00         $6,864.92
May 1, 1997         April 30, 1998            $86,123.50         $7,176.96
May 1, 1998         April 30, 1999            $89,868.00         $7,489.00
May 1, 1999         April 30, 2000            $93,612.50         $7,801.00
May 1, 2000         April 30, 2001            $97,357.00         $8,113.08


                                          1

<PAGE>

    4.)       It is further agreed and understood that all sections of said
Lease Agreement shall be amended to reflect the additional space being leased,
and all calculations set forth in said Lease, including additional rent, and
encompassing but not limited to taxes, insurance, utilities, common area
maintenance and maintenance fees, shall also be amended to include said
additional square footage.

    5.)       It is agreed and understood that the Lessee is leasing the
additional 7,840+/- square feet, as called for herein, it its "As Is" condition.
Lessee assumes the costs and expense of any and all renovations Lessee desires
in said premises, in accordance with Paragraph 51 of said Lease.  Lessor herein,
prior to May 1, 1995, shall clean the warehouse floor of the 7,840+/- additional
square footage being leased; in addition to having all plumbing, electrical,
heating and air conditioning units functioning properly in said additional
space.

    6.)       It is agreed and understood that should the Lessee wish to occupy
the 7,840+/- additional square footage prior to the May 1, 1995, all terms and
conditions of the Lease will then be in full force and effect from the date of
said early occupancy with the exception of the payment of the base minimum rent,
per the Lease.  Lessee will be fully responsible for the payment of any and all
utilities used or consumed in the entire premises from the date Lessee is
granted said early occupancy.  Early occupancy will not be granted until the
Lessee complies and/or delivers to the Lessor or Lessor's Agent the following:
(1) a fully executed Amendment to Lease Agreement; (2) a Certificate of
Insurance for the entire building shall be deliver to Lessor's Agent; and (3)
all utilities servicing the demised premises shall be transferred into the name
of the Lessee.  The per diem rental during said early occupancy period for the
7,840+/- square footage shall be Seventy Four Dollars and fifty/cent ($74.50),
in addition to the then current rental due for the original 7,138+/- square
footage presently leased.

    7.)       It is agreed and understood that Paragraph 55 of the Second
Addendum to the Lease Agreement, being Lessee's right to renew this Lease for
one (1) renewal term of five (5) years, shall remain in effect with the
exception of the calculation of the rental due during said renewal term.  As
herein agreed, Section C of Paragraph 55 shall be amended to read as follows:

    (C).      The rental during each year of the renewal period provided for
the above shall be the product obtained by multiplying Eight Thousand One
Hundred Thirteen Dollars and Eight/Cents ($8,113.08) per month by a fraction the
numerator of which the "Revised Consumer Price Index for All Urban Consumers
published by the Bureau of Labor Statistics of the United Stats Department of
Labor for Philadelphia-Wilmington-Trenton, PA-DE-NJ-MD Area, All Items, (1982 /
1984 = 100)" ("CPI-U") for that twelve (12) calendar month period ending four
(4) months prior to the first calendar month of each such Lease Year and the
denominator of which is the average CPI-U for that period which is twelve (12)
calendar months ending four (4) months prior to May 1, 2000.


                                          2

<PAGE>

    8)  Except as herein provided, all other terms, covenants, conditions and
stipulations contained in the aforementioned Lease Agreement, as amended,
modified, and extended, are to be continued with like effect and to all legal
intents and purposes as if included in a new and formal Indenture of Lease
containing identical terms, covenants, conditions and stipulations as in the
original Lease Agreement above mentioned except as herein modified, until such
time as the expiration of the term is hereby extended, and the same is hereby
ratified and confirmed.

    This Amendment shall be binding upon and inure to the benefit of the
parties hereto and their respective heirs, executors, administrators, successors
and assigns.

    IN WITNESS WHEREOF, the parties hereto have executed this Amendment this 19
day of April, 1995.


TORNETTA REALTY CORP., AGENT      BURNSIDE ASSOCIATES /
                                  FOURTEES CO.

BY: /s/______________________               BY: /s/______________________
                                                        (LESSOR)


                                  NATIONAL FIBERSTOK
                                  CORPORATION


                                  BY: /s/______________________
                                                (LESSOR)

                                          3

<PAGE>

                                    [LOCATION MAP]

                                     [FLOOR PLAN]

Total deemed square footage of building 14,978 PLUS OR MINUS


EXHIBIT A-1

    This Exhibit/Floor Plan is for the sole purpose to identify the approximate
location of the demised premises in the building. Lessor makes no representation
or warranty by this Exhibit as to the usable or rentable square footage of the
demised premises or in the building, or to the accuracy of dimensions as may be
herein stated.


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