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                                                                  Exhibit 10.18

                            FIRST AMENDMENT TO LEASE

         This First Amendment to Lease ("Amendment") is made as of February 1999
by Harbor Building, LLC ("Lessor") and Power Circuits, Inc. ("Lessee") with
respect to the following:

                  A.       Lessor and Lessee are parties to the Standard
                           Industrial/Commercial Single-Tenant Lease-Net dated
                           as of March 9, 1998 (the "Lease"); and

                  B.       Lessor and Lessee desire to amend the Lease in
                           certain respects.

         For good and valuable consideration, the receipt and sufficiency of
which are acknowledged, Lessor and Lessee agree as follows:

         1.       The Lease is hereby amended as follows:

                  (a) Paragraphs (a), (b) and (c) of Section 2.2 of the Lease
         are deleted in their entirety and replaced with the following:

                           "100% of the cost of such Capital Expenditures shall
                           be borne by Lessee, unless such Capital Expenditure
                           is required during the last two (2) years of the term
                           of this Lease (including options, if any), in which
                           case Lessor and Lessee shall allocate the cost of
                           such Capital Expenditure based on the useful life of
                           such Capital Expenditure, as reasonably determined by
                           Lessor, as compared to the remaining term of the
                           Lease (including options, if any); provided, however,
                           that Lessee shall be responsible for 100% of the cost
                           of any Capital Expenditures required as a result of
                           Lessee's use."

                  (b) Section 6.2(d) of the Lease is amended by deleting the
         language "(provided, however ... adjacent properties) ...", and
         replacing that language with the following: "including without
         limitation underground migration of any Hazardous Substances under
         the Premises from adjacent properties".

                  (c) The following is added to the end of each of Section
         6.2(d) and Section 6.2(e) of the Lease:

                           "Any Hazardous Substances which are found on, under
                           or about the Premises during the term of this Lease
                           shall be presumed to have been brought onto the
                           Premises by or for Lessee, unless Lessee proves by
                           conclusive evidence that they were on, under or about
                           the Premises prior to the commencement of the term of
                           the Lease."

                  (d) Section 7.1(c) of the Lease is deleted in its entirety.

                  (e) Section 9.4 of the Lease is deleted and replaced in its
         entirety with the following:



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                                    "9.4 TOTAL DESTRUCTION. Notwithstanding any
                           other provision hereof, if a Premises Total
                           Destruction occurs, then, at Lessor's option, to be
                           exercised within ninety (90) days after the
                           occurrence of such Premises Total Destruction, this
                           Lease shall terminate within thirty (30) days
                           following such notice. If the damage or destruction
                           was caused by the gross negligence or willful
                           misconduct of Lessee, Lessor shall have the right to
                           recover Lessor's damages from Lessee, except as
                           provided in paragraph 8.6."

                  (f) The following paragraph (f) is added to the end of Section
         12.3 of the Lease:

                                    "(f) Notwithstanding anything to the
                           contrary provided elsewhere herein, Lessor shall be
                           entitled to 100% of any subletting profits."

                  (g) The last sentence of paragraph 17 of the Lease is deleted
         in its entirety.

         2.       If there is any inconsistency between this Lease and the
Amendment, this Amendment shall govern.

         3.       Except as amended hereby, the Lease remains in full force and
effect.

         4.       This Amendment may be executed in one or more counterparts and
facsimile signatures will be binding for all purposes.

         The parties hereby have executed this Amendment as of the date first
written above.

                                     LESSOR

                                     HARBOR BUILDING, LLC

                                     By: /s/ James Eisenberg
                                        --------------------------------------
                                        James Eisenberg, Co-Manager

                                     By: /s/ Dale Anderson
                                        --------------------------------------
                                        Dale Anderson, Co-Manager

                                     LESSEE

                                     POWER CIRCUITS, INC.

                                     By: /s/ James Eisenberg
                                        --------------------------------------
                                        James Eisenberg, President

                                     By: /s/ Dale Anderson
                                        --------------------------------------
                                        Dale Anderson, Secretary


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