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AIR COMMERCIAL REAL ESTATE ASSOCIATION
STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE  GROSS
(DO NOT USE THIS FORM FOR MULTI-TENANT BUILDINGS)
 1. Basic Provisions Basic Provisions
 Parties: Lease
 Lessor Lessee   Parties, Party
 Premises:     Project
 Premises
  Term: THREE 0 Original Term JANUARY
1, 2008 Commencement Date DECEMBER 31, 2010 Expiration Date
 Early Possession: DECEMBER 15, 2007 Early Possession Date
 Base Rent: $5,460.00 Base Rent FIRST JANUARY 2008
    þ
 Base Rent and Other Monies Paid Upon Execution:
 Base Rent: $5,460.00 JANUARY 2008. THE BASE YEAR SHALL BE 2008
FOR OPERATING EXPENSES AND REAL ESTATE TAXES
 Security Deposit: $5,700.00 Security Deposit
 Association Fees: $N/A N/A
 Other: $N/A N/A
  Total Due Upon Execution of this Lease: $11,160.00
 Agreed Use: SELL, SERVICE AND MANUFACTURE SEMI-CONDUCTOR TEST EQUIPMENT AND ALL
RELATED LEGAL ACTIVITIES
 Insuring Party: Insuring Party Base Premium $TO BE
PROVIDED
 Real Estate Brokers:
 (a) Representation: Brokers
 þ THE
CARDINAL CO.  B. COURTNEY Lessors Broker
 þ CRESA
PARTNERS  DAN GALLUP Lessees Broker
 o N/A Dual Agency
 Payment to Brokers:  FIVE (5%) %
 Guarantor. N/A    Guarantor
 Attachments.
 þ 51 57
 o
 o
 o
 o
 
  
 Premises.
 Letting.
 PAGE 1 OF 12INITIALS
    
    
    
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Note: Lessee is advised to verify the actual size prior to executing this
Lease.
 Condition. Start Date HVAC Building
 Compliance. Applicable Requirements NOTE: Lessee is responsible for determining whether or not the Applicable Requirements, and
especially the zoning, are appropriate for Lessees intended use, and acknowledges that past uses
of the Premises may no longer be allowed. Capital Expenditure
    Acknowledgements.
 Lessee as Prior Owner/Occupant.
 Term.
 Term.
 Early Possession.
 Delay In Possession. 60 10 60 10 120
 Lessee Compliance.
 Rent.
 Rent Defined. Rent
 Payment.
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4.3 Association Fees.In addition to the Base Rent, Lessee shall pay to Lessor
each month an amount equal to any owners association or condominium fees levied or
assessed against the Premises. Said monies shall be paid at the same time and in the
same manner as the Base Rent.
 Security Deposit 90
 Use.
 Use.
 Hazardous Substances.
 Reportable Uses Require Consent. Hazardous Substance Reportable Use
 Duty to Inform Lessor.
 Lessee Remediation.
 Lessee Indemnification. No
termination, cancellation or release agreement entered into by Lessor and Lessee shall release
Lessee from its obligations under this Lease with respect to Hazardous Substances, unless
specifically so agreed by Lessor in writing at the time of such agreement.
 Lessor Indemnification.
 Investigations and Remediations.
 Lessor Termination Option.
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Lessees Compliance with Applicable Requirements.
 Inspection; Compliance. Lender MSDS
 Maintenance; Repairs; Utility Installations; Trade Fixtures and Alterations.
 Lessees Obligations.
 In General.
 Service Contracts.
 Failure to Perform.
 Replacement.
 Lessors Obligations.
 Utility Installations; Trade Fixtures; Alterations.
 Definitions. Utility Installations Trade Fixtures Alterations Lessee Owned Alterations and/or Utility Installations
 Consent.
 Liens; Bonds.
 Ownership; Removal; Surrender; and Restoration.
 Ownership.
 Removal.
 PAGE 4 OF 12INITIALS
    
    
    
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Surrender; Restoration.
 Insurance; Indemnity.
 Payment of Premium Increases.
 Insurance Cost Increase Required Insurance
  Liability Insurance.
 Carried by Lessee. insured contract
 Carried by Lessor.
 Property Insurance  Building, Improvements and Rental Value.
 Building and Improvements.
 Rental Value.
 Adjacent Premises.
 Lessees Property; Business Interruption Insurance.
 Property Damage.
 Business Interruption.
 No Representation of Adequate Coverage.
 Insurance Policies.
 Waiver of Subrogation.
 Indemnity.
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Exemption of Lessor and its Agents from Liability.
 Failure to Provide Insurance.
 Damage or Destruction.
 Definitions.
 Premises Partial Damage
 Premises Total Destruction
 Insured Loss
 Replacement Cost
 Hazardous Substance Condition
 Partial Damage  Insured Loss.
 Partial Damage  Uninsured Loss.
 Total Destruction.
 Damage Near End of Term.
 Abatement of Rent; Lessees Remedies.
 Abatement.
 Remedies. Commence
 PAGE 6 OF 12INITIALS
    
    
    
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Termination; Advance Payments.
 Real Property Taxes.
 Definition. Real Property Taxes
  Payment of Taxes.
 Additional Improvements.
 Joint Assessment.
 Personal Property Taxes.
 Utilities and Services.
 Assignment and Subletting.
 Lessors Consent Required.
 assign or assignment
  Net Worth of
Lessee
     Terms and Conditions Applicable to Assignment and Subletting.
        Additional Terms and Conditions Applicable to Subletting.
  PAGE 7 OF 12INITIALS
    
    
    
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Default; Breach; Remedies.
 Default; Breach. Default Breach
      debtor
   Remedies.
    Inducement Recapture. Inducement Provisions,
 Late Charges.
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Interest. Interest
 Breach by Lessor.
 Notice of Breach.
 Performance by Lessee on Behalf of Lessor.
 Condemnation. Condemnation
 Brokerage Fees.
 Additional Commission.
 Assumption of Obligations.
 Representations and Indemnities of Broker Relationships.
 Estoppel Certificates.
 Responding Party Requesting Party Estoppel Certificate
   Definition of Lessor. Lessor
 Severability.
 Days.
 Limitation on Liability.
 Time of Essence.
 No Prior or Other Agreements; Broker Disclaimer.
 Notices.
 Notice Requirements.
 PAGE 9 OF 12INITIALS
    
    
    
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Date of Notice.
 Waivers.
    Disclosures Regarding The Nature of a Real Estate Agency Relationship.
  Lessors
Agent To the Lessor To the Lessee and the Lessor
 Lessees
Agent To the
Lessee To the Lessee and the Lessor
 Agent
Representing Both Lessor and Lessee
   No Right To Holdover.
 Cumulative Remedies.
 Covenants and Conditions; Construction of Agreement.
 Binding Effect; Choice of Law.
 Subordination; Attornment; Non-Disturbance.
 Subordination. Security Device Lender
 Attornment
 Non-Disturbance. Non-Disturbance Agreement
 INITIALS
    
    PAGE 10 OF 12
    
    INITIALS
 ©2001  AIR COMMERCIAL REAL ESTATE ASSOCIATION
    
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Self-Executing.
 Attorneys Fees. Prevailing Party
 Lessors Access; Showing Premises; Repairs.
 Auctions.
 Signs.
 Termination; Merger.
 Consents.
 Guarantor.
 Execution.
 Default.
 Quiet Possession.
 Options.
 Definition. Option
 Options Personal To Original Lessee.
 Multiple Options.
 Effect of Default on Options.
    Multiple Buildings.
 Security Measures.
 Reservations.
 Performance Under Protest.
 Authority; Multiple Parties; Execution.
   INITIALS
    
    PAGE 11 OF 12
    
    INITIALS
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Conflict.
 Offer.
 Amendments.
 Waiver of Jury Trial. THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN
ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT.
 Mediation and Arbitration of Disputes. o is o is not
 Americans with Disabilities Act.
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED
HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE
PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE
COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO
THE PREMISES.
 ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE
ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS
LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.
 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID
INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF
THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE
SUITABILITY OF THE PREMISES FOR LESSEES INTENDED USE.
 WARNING: IF THE PREMISES IS LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE
LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES IS LOCATED.
  Executed at:
    
    LOS ANGELES, CALIFORNIA
    
    
    
    Executed at:
    
    LOS ANGELES, CALIFORNIAOn:
    
    OCTOBER, 2007
    
    
    
    On:
    
    OCTOBER, 2007By LESSOR:
    
    
    
    
    
    By LESSEE:CHARMANT BELTS, INC.,
    
    
    
    TRIO-TECH INTERNATIONAL, INC.,A CALIFORNIA CORPORATION
    
    
    
    A CALIFORNIA CORPORATIONBy:
    
    
    
    
    
    By:Name Printed:
    
    LLOYD ROSENWEIN
    
    
    
    Name Printed:
    
    SPRING LIUTitle:
    
    PRESIDENT
    
    
    
    Title:
    
    CORPORATE SECRETARYBy:
    
    
    
    
    
    By:Name Printed:
    
    
    
    
    
    Name Printed:
    
    JON EASTERSONTitle:
    
    
    
    
    
    Title:
    
    OPERATIONS MANAGERAddress:
    
    16200 VENTURA BLVD., SUITE 203-C
    
    
    
    Address:ENCINO, CA 91436Telephone:
    
    (818) 905-6241
    
    
    
    Telephone:
    
    (818)787-7000Facsimile:
    
    (818) 905-6891
    
    
    
    Facsimile:
    
    (818) 787-9130Federal ID No.
    
    
    
    
    
    Federal ID No.BROKER:
    
    
    
    
    BROKER:THE CARDINAL COMPANY
    
    
    
    CRESA PARNTERSAtt:
    
    BRIAN COURTNEY
    
    
    
    Att:
    
    DAN GALLUPTitle:
    
    INDUSTRIAL SPECIALIST
    
    
    
    Title:Address:
    
    15260 VENTURA BLVD., SUITE 1120
    
    
    
    Address:
    
    11726 SAN VICENTE BLVD., SUITE 500SHERMAN OAKS, CA 91403
    
    
    
    LOS ANGELES, CA 90049Telephone:
    
    (818)599-7041
    
    
    
    Telephone:
    
    (310)207-1700Facsimile:
    
    (818)788-5973
    
    
    
    Facsimile:
    
    (310)207-0930Federal ID No.
    
    
    
    
    
    Federal ID No.
 NOTICE: These forms are often modified to meet changing requirements of law and industry needs.
Always write or call to make sure you are utilizing the most current form: AIR Commercial Real
Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017.
 Telephone No. (213) 687-8777. Fax No.: (213) 687-8616.
 © Copyright 2001  By AIR Commercial Real Estate Association. All rights reserved.
No part of these works may be reproduced in any form without permission in writing.
 INITIALS
    
    PAGE 12 OF 12
    
    INITIALS
 ©2001  AIR COMMERCIAL REAL ESTATE ASSOCIATION
    
    FORM STG-10-3/06E




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1.
    
    Paint office area and power/IT room in white or off-white color2.
    
    Remove linoleum tile in warehouse area but leave tile in the power/IT room3.
    
    Remove trees at entrance and weeds and debris from parking area4.
    
    Repair pot hole in parking lot5.
    
    Replace damaged and stained ceiling tiles within the premises




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OPTION(S) TO EXTEND  STANDARD LEASE ADDENDUM
 Dated
    
    OCTOBER 10, 2007
 By and Between (Lessor)
    
    CHARMANT BELTS, INC., A CALIFORNIA CORPORATIONBy and Between (Lessee)
    
    TRIO TECH INTERNATIONAL, A CALIFORNIACORPORATION
 Address of Premises:
    
    16139 WYANDOTTE STREET, VAN NUYSCALIFORNIA, 91436
 57
 OPTION(S) TO EXTEND:
 ONE 36
 6 9
     þ I. Cost of Living Adjustment(s)(COLA)
    þ o
    o þ
     o   II. Market Rental Value Adjustment(s) (MRV)
 
   the Base Rent shall be adjusted to the Market Rental Value of the property as follows:
 1) Four months prior to each MarketRental Value Adjustment Date described above, the Parties
shall attempt to agree upon what the new MRV will be on the adjustment date. If agreement cannot be
reached, within thirty days, then:
 (a) Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or broker to
establish the new MRV within the next30 days. Any associated costs will be split equally between the
Parties, or
 (b) Both Lessor and Lessee shall each immediately make a reasonable determination of the MRV
and submit such determination, in
 PAGE 1 OF 2
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writing, to arbitration in accordance with the following provisions:
 (i) Within 15 days thereafter, Lessor and Lessee shall each select an o appraiser
or o broker (Consultant- check one) of their choice to act as an arbitrator. The
two arbitrators so appointed shall immediately select a third mutually acceptable Consultant to act
as a third arbitrator.
 (ii) The
3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a
decision as to what the actual MRV for the Premises is, and whether Lessors or Lessees submitted
MRV is the closest thereto. The decision of a majority of the arbitrators shall be binding on the
Parties. The submitted MRV which is determined to be the closest to the actual MRV shall thereafter
be used by the Parties.
 (iii) If
either of the Parties fails to appoint an arbitrator within the specified 15 days, the
arbitrator timely appointed by one of them shall reach a decision on his or her own, and said
decision shall be binding on the Parties.
 (iv) The
entire cost of such arbitration shall be paid by the party whose
submitted MRV is not
selected, ie. the one that is NOT the closest to the actual MRV.
 2) Notwithstanding the foregoing, the new MRV shall not be less than the rent payable for the
month immediately preceding the rent adjustment.
 b. Upon
the establishment of each New Market Rental Value:
 1) the new MRV will become the new Base Rent for the purpose of calculating any further
Adjustments, and
 2) the first month of each Market Rental Value term shall become the new Base Month for the
purpose of calculating any further Adjustments.
 o III. Fixed Rental Adjustment(s) (FRA)
  On (Fill in FRA Adjustment Date(s)):
    
    The New Base Rent shall be:N/A
    
    N/AN/A
    
    N/AN/A
    
    N/AN/A
    
    N/AN/A
    
    N/AN/A
    
    N/AN/A
    
    N/AN/A
    
    N/AN/A
    
    N/AN/A
    
    N/A
 B. NOTICE:
  C. BROKERS FEE:
  NOTICE: These forms are often modified to meet changing requirements of law and industry needs.
Always write or call to make sure you are utilizing the most current form: AIR Commercial Real
Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. Telephone No. (213)
687-8777. Fax No.: (213) 687-8616.
 PAGE 2 OF 2
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    INITIALS©2000  AIR COMMERCIAL REAL ESTATE ASSOCIATION
    
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RENT ADJUSTMENT(S)
 STANDARD LEASE ADDENDUM
 Dated
    
    OCTOBER 10, 2007
 By and Between (Lessor)
    
    CHARMANT BELTS, INC., A CALIFORNIA CORPORATION(Lessee)
    
    TRIO TECH INTERNATIONAL, A CALIFORNIACORPORATION
 Address of Premises:
    
    16139 WYANDOTTE STREET, VAN NUYSCALIFORNIA, 91436
 56
 RENT ADJUSTMENTS:
  o  I. Cost ofLiving Adjustment(s) (COLA)
 
   the Base Rent shall be adjusted by the change, if any, from the Base Month specified below, in the
Consumer Price Index of the Bureau of Labor Statistics of the U.S. Department of Labor for (select
one): o CPI W (Urban Wage Earners and Clerical Workers) or oCPI U (All Urban
Consumers), for (Fill in Urban Area):
 
 
 (1982-1984 = 100), herein referred to as CPI.
 b. The monthly rent payable in accordance with paragraph A.I.a. of this Addendum shall be
calculated as follows: the Base Rent set forth in paragraph 1.5 of the attached Lease, shall be
multiplied by a fraction the numerator of which shall be the CPI of the calendar month 2 months
prior to the month(s) specified in paragraph A.I.a. above during which the adjustment is to take
effect, and the denominator of which shall be the CPI of the calendar month which is 2 months prior
to (select one): the o first month of the term of this Lease as set forth in paragraph 1.3
(Base Month) or
o(Fill
in Other Base Month):
N/A. The sum so calculated shall
constitute the new monthly rent hereunder, but in no event, shall any such new monthly rent be less
than the rent payable for the month immediately preceding the rent adjustment.
 c. In the event the compilation and/or publication of the CPI shall be transferred to any
other governmental department or bureau or agency or shall be discontinued, then the index most
nearly the same as the CPI shall be used to make such calculation. In the event that the Parties
cannot agree on such alternative index, then the matter shall be submitted for decision to the
American Arbitration Association in accordance with the then rules of said Association and the
decision of the arbitrators shall be binding upon the parties. The cost of said Arbitration shall
be paid equally by the Parties.
 oII. Market Rental Value Adjustment(s) (MRV)
 
   the Base Rent shall be adjusted to the Market Rental Value of the property as follows:
 1) Four months prior
to each Market Rental Value Adjustment Date described above, the Parties
shall attempt to agree upon what the new MRV will be on the adjustment date. If agreement cannot be
reached within thirty days, then:
 (a)   Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or broker to
establish the new MRV within the next 30 days. Any associated costs will be split equally between
the Parties, or
 (b)   Both Lessor and Lessee shall each immediately make a reasonable determination of the MRV
and submit such determination, in writing, to arbitration in accordance with the following
provisions:
 (i) Within 15 days thereafter, Lessor and Lessee shall each select an o
appraiser
or obroker (Consultant-check one) of their choice to act as an arbitrator. The two
arbitrators so appointed shall immediately select a third mutually acceptable Consultant to act as
a third arbitrator.
 (ii) The 3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a
decision as to what the actual MRV for the Premises is, and whether Lessors or Lessees submitted
MRV is the closest thereto. The decision of a majority of the arbitrators shall be binding on the
Parties. The submitted MRV which is determined to be the closest to the actual MRV shall thereafter
be used by the Parties.
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(iii) If either of the Parties fails to appoint an arbitrator within the specified 15 days,
the arbitrator timely appointed by one of them shall reach a decision on his or her own, and said
decision shall be binding on the Parties.
 (iv) The entire cost of such arbitration shall be paid by the party whose submitted MRV is not
selected, i.e., the one that is NOT the closest to the actual MRV.
 2) Notwithstanding the foregoing, the new MRV shall not be less than the rent payable for the
month immediately preceding the rent adjustment.
 b. Upon the establishment of each New Market Rental Value:
 1) the new MRV will become the new Base Rent for the purpose of calculating any further
Adjustments, and 
 2) the first month of each Market Rental Value term shall become the new Base Month for the
purpose of calculating any further Adjustments.
 þ  III. Fixed Rental Adjustment(s) (FRA)
  On (Fill in FRA Adjustment Date(s)):
    
    
    
    The New Base Rent shall be:JULY 1, 2009
    
    
    
    $5,700.00
 NOTICE:
  BROKERS FEE:
  NOTICE: These forms are often modified to meet changing requirements of law and industry needs.
Always write or call to make sure you are utilizing the most current form: AIR Commercial Real
Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. Telephone No. (213) 687-8777. Fax No.: (213) 687-8616.
 PAGE 2 OF 2INITIALS
    
    
    
    INITIALS©2000
 AIR COMMERCIAL REAL ESTATE ASSOCIATION
    
    FORM RA-3-8/00E