EXHIBIT 10.11


                             UNIVERSAL HEIGHTS, INC.
                STOCK OPTION AGREEMENT FOR NON-EMPLOYEE DIRECTORS


         AGREEMENT  ("Agreement")  dated this 3rd day of  December,  1998 by and
between Universal Heights,  Inc., a Delaware  corporation  ("Corporation"),  and
Harris Siskind ("Optionee"), a non-employee director of Universal Risk Advisors,
Inc., a subsidiary of the Corporation.

         WHEREAS, the Corporation desires to have Optionee serve on the Board of
Directors of Universal  Risk  Advisors,  Inc.  and to provide  Optionee  with an
incentive by sharing in the success of the Corporation; and

         WHEREAS,  the option  granted  hereby is not  intended to qualify as an
"incentive  stock  option"  within the meaning of Section  422 or any  successor
provision of the Internal Revenue Code of 1986, as amended.

         NOW,   THEREFORE,   in   consideration  of  the  mutual  covenants  and
representations  herein contained and intending to be legally bound, the parties
hereto agree as follows:

         1. NUMBER OF SHARES AND PRICE.  The  Corporation  hereby  grants to the
Optionee an option  ("Option")  to purchase the number of shares of Common Stock
set forth on the attached Face Sheet of this  Agreement.  The exercise price per
share of Common  Stock of the  Option  shall be as is set forth on the  attached
Face Sheet of this  Agreement,  such price being the fair market value per share
of Common Stock on the Date of Grant of the Option  ("Fair Market  Value").  The
Option is not intended to qualify as an  "incentive  stock option" under Section
422 of the Code.

         2. TERM AND  EXERCISE.  The Option shall expire ten (10) years from the
date hereof. The Option shall become exercisable in installments as set forth on
the attached  Face Sheet of this  Agreement;  PROVIDED,  HOWEVER,  that,  if the
Optionee  is  removed  for Cause,  the  Option  shall  cease to  continue  to be
exercisable on or after the date of such removal. If the Optionee ceases to be a
Non-Employee Director, the Option shall continue to be exercisable in accordance
with the  preceding  sentence and may be exercised  until the Option  expires in
accordance  with the first  sentence  of this  Section  2.  Accordingly,  if the
Optionee is removed  for Cause,  he or she may  continue to exercise  the Option
until the Option  expires in accordance  with the first sentence of this Section
2, but only to the extent that (a) the Option  became  exercisable  prior to the
date of such removal and (b) it was not previously exercised.

         3.  EXERCISE  PROCEDURES.  The Option shall be  exercisable  by written
notice to the  Corporation,  which must be received by the Corporation not later
than 5:00 P.M. local time at the principal  executive  office of the Corporation
on the  expiration  date of the Option.  Such written notice shall set forth (a)
the number of shares of Common  Stock being  purchased,  (b) the total  exercise
price for the shares of Common Stock being  purchased,  (c) the exact name as it
should appear on the stock  certificate(s) to be issued for the shares of Common
Stock being  purchased,  and (d) the  address to which the stock  certificate(s)
should be sent.  The  exercise  price of shares of Common Stock  purchased  upon
exercise  of the Option  shall be paid in full (a) in cash or (b) by delivery of
such other  consideration  as the Board of Directors  deems  appropriate  and in
compliance with applicable law (including  payment in accordance with a cashless
exercise program approved by the Board of Directors).





         4. AGREEMENT PROVISIONS CONTROL OPTION TERMS; MODIFICATIONS. The Option
is granted  pursuant and subject to the terms and conditions of this  Agreement.
The  Option  shall not be  modified  after the Date of Grant  except by  express
written agreement between the Corporation and the Optionee;  PROVIDED,  HOWEVER,
that any such modification shall be approved by the Board of Directors.

         5.  LIMITATIONS  ON  TRANSFER.  The  Option  may  not  be  assigned  or
transferred  other than by will,  by the laws of descent  and  distribution,  or
pursuant to a qualified domestic relations order as defined by the Code, Title I
of ERISA or the rules thereunder.

         6. TAXES.  The  Corporation  shall be  entitled to withhold  (or secure
payment from the Optionee in lieu of withholding)  the amount of any withholding
or other tax  required  by law to be withheld  or paid by the  Corporation  with
respect to any shares of Common Stock  issuable  under this  Agreement,  and the
Corporation  may defer  issuance of shares of Common  Stock upon the exercise of
the Option unless the Corporation is indemnified to its satisfaction against any
liability for any such tax. The amount of such  withholding or tax payment shall
be  determined by the Board of Directors or its delegate and shall be payable by
the Optionee at such time as the Board of Directors determines. The Optionee may
satisfy his or her tax  withholding  obligation by (a) having cash withheld from
the  Optionee's  salary or other  compensation  payable by the  Corporation or a
Subsidiary,  (b) the  payment  of cash to the  Corporation,  (c) the  payment in
shares of Common  Stock  already  owned by the  Optionee  valued at Fair  Market
Value, and/or (d) the withholding from the Option, at the appropriate time, of a
number of shares of Common Stock sufficient, based upon the Fair Market Value of
such shares of Common Stock, to satisfy such tax withholding  requirements.  The
Board of Directors shall be authorized,  in its sole and absolute discretion, to
establish such rules and procedures  relating to any such withholding methods as
it deems  necessary or appropriate,  including,  without  limitation,  rules and
procedures  relating to elections to have shares of Common Stock  withheld  upon
exercise of the Option to meet such withholding obligations.

         7.  NO  EXERCISE  IN  VIOLATION  OF  LAW.  Notwithstanding  any  of the
provisions of this Agreement, the Optionee hereby agrees that he or she will not
exercise  the  Option  granted  hereby,  and  that the  Corporation  will not be
obligated to issue any shares of Common Stock to the Optionee hereunder,  if the
exercise thereof or the issuance of such shares of Common Stock shall constitute
a violation by the Optionee or the  Corporation  of any  provision of any law or
regulation of any governmental  authority.  Any determination in this connection
by the Board of Directors shall be final, binding and conclusive.

         8. SECURITIES LAW COMPLIANCE.  Optionee agrees, for the Optionee or any
individual,  trust or estate  who or that,  by will or the laws of  descent  and
distribution,  succeeds to the rights and obligations of the Optionee under this
Agreement  upon the  Optionee's  death  ("Beneficiaries"),  with  respect to all
shares of Common Stock  acquired  pursuant to the terms and  conditions  of this
Agreement and the Option (or any other shares of Common Stock issued pursuant to
a stock dividend or stock split thereon or any securities issued in lieu thereof
or  in   substitution  or  exchange   therefor),   that  the  Optionee  and  his
Beneficiaries will not sell or otherwise dispose of these shares except pursuant
to an effective  registration  statement  under the  Securities  Act of 1933, as
amended (the "Act"),  or except in a transaction that, in the opinion of counsel
for the Corporation,  is exempt from registration  under the Act.  Further,  the
Corporation  shall not be required to sell or issue any shares  under the Option
if, in the opinion of the  Corporation,  (a) the  issuance of such shares  would
constitute a violation by the Optionee or the  Corporation of any applicable law
or regulation of any government  authority or (b) the consent or approval of any


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governmental  body is necessary or desirable as condition  of, or in  connection
with, the issuance of such shares.

         9. ADJUSTMENTS. The existence of the Option shall not affect in any way
the right or power of the  Corporation or its directors or  shareholders to make
or authorize  any or all  adjustments,  recapitalizations,  reorganizations,  or
other changes in the  Corporation's  capital  structure or its business,  or any
merger  or  consolidation  of  the  Corporation,   or  any  issuance  of  bonds,
debentures,  preferred stock or prior preference stock ahead of or affecting the
Common  Stock or the  rights  thereof,  or  dissolution  or  liquidation  of the
Corporation,  or any  sale  or  transfer  of all or any  part of its  assets  or
business,  or any  other  corporate  act or  proceeding,  whether  of a  similar
character or otherwise.

         10.  DISPUTE  RESOLUTION.  As a condition of granting  the Option,  the
Optionee agrees, for the Optionee and his or her Beneficiaries, that any dispute
or  disagreement  that may  arise  under or as a result of or  pursuant  to this
Agreement  and the Option shall be  determined  by the Board of Directors in its
sole discretion,  and any  interpretation by the Board of Directors of the terms
of this Agreement and the Option shall be final, binding and conclusive.

         IN WITNESS WHEREOF,  the parties hereto have executed this Agreement as
of the day and year first above written.

ATTEST:                         UNIVERSAL HEIGHTS, INC.


/s/ Janet Conde                 By: /s/ Bradley I. Meier
                                   -------------------------------------------
                                        Bradley I. Meier,
                                        President


                                By: /s/ Norman Meier
                                   --------------------------------------------
                                   [Member of Board of Directors]  Norman Meier


WITNESS:                        OPTIONEE

                                /s/ Harris Siskind
- -----------------------         -----------------------------------------------
                                    Harris Siskind




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                                   FACE SHEET

Notice Addresses:

         Optionee:

                  Harris Siskind
                  --------------------
                  --------------------
                  --------------------

         Corporation:

                  Universal Heights, Inc.
                  2875 N.E. 191 Street
                  Suite 400A
                  Miami, Florida  33180

Grant Date:                                     12/3/98
                                             ------------
Total Options Granted:                          15,000
                                             ------------
Exercise Price per share of Common Stock:      $.90
                                             ------------

Vesting Schedule:

         Date                               Number of Shares
         ----                               ----------------

           12/3/98                               15,000
          -----------                        -------------
          -----------                        -------------
          -----------                        -------------


Expiration Date:

         Optioned  shares  must be  purchased  within 10 years  from the date of
grant, which is 12/3/98. That is, all options must be exercised by 12/03/08.