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                                        COMMERCIAL LEASE


                This Lease ("Lease") is made this ______ day of _____,

        19__ by and between ______________________(hereinafter

        "Landlord") and __________________________(hereinafter "Tenant").

        In consideration for the mutual promises and covenants contained

        herein, and for other good and valuable consideration, the

        parties hereby agree as follows:

                1.  The Landlord leases to the Tenant, and the Tenant

        rents from the Landlord the following described premises:

                2.  The term of the Lease shall be for _________________

        commencing _________________, 19__ and ending ________________,  19__.

                3.  The Tenant shall pay to Landlord as rent $__________

        per year in equal monthly installments of $_______________

        payable in advance at ________________________.

                4.  This Lease is subject to all present or future

        mortgages affecting the premises.

                5.  Tenant shall use and occupy the premises only as a

        ______________________ subject at all times to the approval of

        the Landlord.

                6.  The Tenant shall not make any alterations in,

        additions to or improvements to the premises without the prior

        written consent of the Landlord.

                7.  The Landlord, at his own expense, shall furnish the

        following utilities or amenities for the benefit of the Tenant:

                8.  The Tenant, at his own expense, shall furnish the following:

                9.  The Tenant shall purchase at his own expense public

        liability insurance in the amount of $_________ as well

        as fire and hazard insurance in the amount of $ ______ for the

        premises and shall provide satisfactory evidence thereof to the

        Landlord and shall continue same in force and effect throughout

        the Lease term hereof.

                10.  The Tenant shall not permit or commit waste to the premises.

                11.  The Tenant shall comply with all rules, regulations,

        ordinances codes and laws of all governmental authorities having

        jurisdiction over the premises.

                12.  The Tenant shall not permit or engage in any

        activity which will effect an increase in the rate of insurance

        for the Building in which the premises is contained nor shall the

        Tenant permit or commit any nuisance thereon.

                13.  The Tenant shall not sub-let or assign the premises

        nor allow any other person or business to use or occupy the

        premises without the prior written consent of the Landlord,

        which consent may not be unreasonably withheld.

                14.  At the end of the term of this Lease, the Tenant

        shall surrender and deliver up the premises in the same condition

        (subject to any additions, alterations or improvements, if any)

        as presently exists, reasonable wear and tear excluded.

                15.  Upon default in any term or condition of this Lease,

        the Landlord shall have the right to undertake any or all other

        remedies permitted by Law.

                16.  This Lease shall be binding upon, and inure to the

        benefit of, the parties, their heirs, successors, and assigns.

                Signed this _______ day of _______, 19__.

             _________________________      _________________________

             Tenant                                                   Landlord