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                                                                    Exhibit 10.1


                             FIRST AMENDMENT TO LEASE

                  This FIRST AMENDMENT TO LEASE ("Amendment") is entered into as
of this 6th day of October, 1999, by and between ZELMAN RENTON, LLC, a Delaware
limited liability company ("Landlord"), and CUTTER & BUCK, INC., a Washington
corporation ("Tenant"), with respect to the facts set forth in the Recitals
below.

                                R E C I T A L S :

                  A. Landlord and Tenant are parties to that certain Industrial
Lease dated May 27, 1999 (the "Lease"), whereby Tenant currently leases from
Landlord those certain premises (the "Premises"), in Oakesdale Business Campus
located at 4001 Oakesdale Avenue SW, Renton, Washington and containing
approximately 170,500 square feet.

                  B. Capitalized terms which are not defined in this Amendment
have the meanings given to them in the Lease.

                  C. Landlord and Tenant desire to modify the Lease as follows
with regard to the construction of office improvements.

                               A G R E E M E N T:

                  NOW, THEREFORE, in consideration of the foregoing Recitals,
the mutual covenants and agreements contained herein, and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant agree as follows:

                  1. INITIAL MONTHLY BASE RENT. The entire second sentence of
Paragraph 1(j) of the Lease, beginning with "By way of example, . . .", is
hereby deleted in its entirety and replaced by the following:

                  "By way of example, if the Building contains 170,500 square
                  feet, of which 10,383 square feet comprise office space, the
                  initial Monthly Base Rent shall be equal to the sum of (A)
                  $.3325 x 170,500 (i.e. $56,691.25) plus (B) $.65 x 10,383
                  (i.e. $6,748.95), for a total initial Monthly Base Rent of
                  $63,440.20."

                  2. EARLY ENTRY. The first sentence of Paragraph 4(c) of the
Lease is deleted in its entirety. The entire second sentence of Paragraph 4(c)
of the Lease, beginning with "Tenant may elect . . . ," is hereby deleted and
replaced by the following:

                  "Tenant may elect to enter upon the Premises commencing on
                  October 4, 1999 (the "Early Entry Date") in order to install
                  communications cable, fixtures and racking and the like, at
                  Tenant's sole cost and expense (collectively, "Tenant's
                  Work")."

                  3. BUILDING SHELL; TENANT IMPROVEMENTS. The entire second
sentence of Paragraph 1 of Exhibit C, beginning with "As used in the Lease . . .
," is hereby deleted and replaced by the following:

                  "As used in the Lease and this Work Letter Agreement, the term
                  "Tenant Improvements" or "Tenant Improvement Work" means
                  collectively those items of tenant improvement construction
                  relating to the office portion of the Premises ("Office
                  Improvements") shown on the Tenant's Final Plans (described in
                  Paragraph 4 below), the Above-Standard Improvements (described
                  in Paragraph 5(b) below) and the Above Standard Office
                  Improvements (described in Paragraph 5(g) below)."

                  4. WORK COST ESTIMATE AND STATEMENT. The first three (3)
sentences of Paragraph 4(f) of Exhibit C are hereby deleted and replaced by the
following:

                  "Prior to the commencement of construction of any of the
                  Office Improvements and/or the Above-Standard Improvements
                  and/or the Above Standard Office Improvements shown on
                  Tenant's Final Plans, Landlord will submit to Tenant a written
                  estimate of the cost to complete the Tenant Improvement Work,
                  which written estimate will be based on the Tenant's Final
                  Plans taking into account any modifications which may be
                  required to reflect changes in the Tenant's Final Plans
                  required by the City or County in which the Premises are
                  located (the "Work Cost Estimate"). Tenant acknowledges that
                  it has approved the Work Cost Estimate submitted by Landlord."

                  5. OFFICE ALLOWANCE. The "$210,000" figure set forth in
Paragraph 5(a) of Exhibit C is hereby deleted and replaced with "$363,405."

                  6. EXCESS COSTS. The entire first and second sentences of
Paragraph 5(c) of Exhibit C are hereby deleted and replaced with the following:

                  "The cost of each item referenced in Paragraphs 5(a) and 5(b)
                  above and Paragraph 5(g) below shall be charged against the
                  respective Allowance. If the Work Cost for either the Office
                  Improvements or the Above-Standard Improvements or the Above
                  Standard Office Improvements exceeds the respective Allowance,
                  Tenant agrees to pay to Landlord such excess including
                  reasonable fees for the contractor prior to the commencement
                  of construction (less any sums previously paid by Tenant for
                  such excess pursuant to the Work Cost Estimate)."


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                  7. UNUSED ALLOWANCE AMOUNTS. Paragraph 5(e) of Exhibit C is
hereby deleted and replaced with the following:

                  "Except as provided in the following sentence, any unused
                  portion of any Allowance upon completion of the Tenant
                  Improvements will not be refunded to Tenant or be available to
                  Tenant as a credit against any obligations of Tenant under the
                  Lease. The unused portion of any Allowance, if any, shall be
                  credited against the excess costs, if any, associated with
                  improvements made with respect to any of the other
                  Allowances."

                  8. AMENDMENT TO LEASE. Paragraph 5(f) of Exhibit C is hereby
deleted in its entirety and replaced with the following:

                  "Within fifteen (15) business days following the Commencement
                  Date (as defined in Paragraph 8(a) below), Landlord and Tenant
                  shall execute an amendment to the Lease setting forth a new
                  rent schedule which incorporates the amortization of any costs
                  funded by Landlord with respect to the Above Standard
                  Allowance or the Above Standard Office Allowance."

                  9. ABOVE STANDARD OFFICE ALLOWANCE. Paragraph 5(g) is hereby
added to Exhibit C as follows:

                  "ABOVE STANDARD OFFICE ALLOWANCE. In addition to the Above
                  Standard Allowance described in Paragraph 5(b) above, Landlord
                  hereby grants to Tenant an allowance of up to $70,000 ("Above
                  Standard Office Allowance") for the purchase, construction and
                  installation of the above-standard office improvements
                  described on SCHEDULE "2" to this Exhibit "C" ("Above Standard
                  Office Improvements"). The Office Allowance, the Above
                  Standard Allowance and the Above Standard Office Allowance are
                  sometimes each individually referred to as an "Allowance" and
                  sometimes collectively referred to as the "Allowances." All
                  costs disbursed or expended by Landlord as part of the Above
                  Standard Office Allowance shall be fully amortized over the
                  original seven (7) years of the Term, plus interest at a rate
                  of eleven percent (11%) per year, and the annual amortized
                  amount shall be paid by Tenant monthly, as additional rent
                  under the Lease, in equal installments throughout such seven
                  (7) year period until such excess costs have been fully
                  repaid."

                  10. COMMENCEMENT DATE. The term "Shell Delivery Date" set
forth in Paragraph 8(a) of Exhibit C is hereby deleted and replaced with the
term "Early Entry Date." Therefore, if the Early Entry Date is actually October
4, 1999, then the Commencement Date will not occur earlier than November 15,
1999.

                  11. SCHEDULE "2" TO EXHIBIT C. The attached Schedule "2",
entitled "Above Standard Office Improvements," is hereby added to Exhibit C of
the Lease.

                  12. NO OTHER MODIFICATION. Except as specifically modified in
this Amendment, the Lease remains in full force and effect between the parties
hereto, as modified by this Amendment. To the extent of any inconsistency or
conflict between the terms and conditions of the Lease and the terms and
conditions of this Amendment, the terms and conditions of this Amendment shall
prevail and control.

                  IN WITNESS WHEREOF, Landlord and Tenant have executed this
Amendment as of the date first written above.

<TABLE>
<CAPTION>

TENANT:                                              LANDLORD:

<S>                                                 <C>
CUTTER & BUCK, INC.,                                 ZELMAN RENTON, LLC,
a Washington corporation                             a Delaware limited liability company

                                                     By:    Zelman Industrial Partners, Inc.,
                                                            a California corporation,
By:   /s/ PHILIP DAVIS                                      Its:  Managing Member
      ----------------
      Print Name:  PHILIP DAVIS
      Print Title:   VP of Operations
                                     ------------

                                                     By: /s/ PAUL T. CASEY
                                                         ---------------------
                                                         Print Name:  Paul T. Casey
                                                         Print Title:  Vice President

</TABLE>



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STATE OF          WASHINGTON                         )
         --------------------------------------------
                                            )  ss.
COUNTY OF                  KING             )
         -----------------------------------

                  I certify that I now or have satisfactory evidence that
Phil Davis is the person who appeared before me, and said person acknowledged
that he/she was authorized to execute the instrument and acknowledged it as
the VICE PRESIDENT OF OPERATIONS of CUTTER & BUCK INC. to be the free and
voluntary act of such party for the uses and purposes mentioned in the
instrument.

                            Dated:                              OCTOBER 6, 1999
                                  ---------------------------------------------
---------------------------------
                                                         /s/ BARBARA J GELLING
                                   -------------------------------------------
                                   Notary Public
                                   Print Name:   Barbara J. Gelling
                                                 ------------------------------
                                   My commission expires               11/29/99
                                                         ----------------------


----------------------------------
        (Use this space for notarial stamp/seal)





STATE OF                   CALIFORNIA                )
         --------------------------------------------
                                            )  ss.
COUNTY OF                  LOS ANGELES               )
         --------------------------------------------

                  I certify that I now or have satisfactory evidence that
PAUL T. CASEY is the person who appeared before me, and said  person
acknowledged that he/she was authorized to execute the instrument and
acknowledged it as the Vice President  of ZELMAN INDUSTRIAL PARTNERS, INC. to
be the freeand voluntary act of such party for the uses and purposes
mentioned in the instrument.

                             Dated:                            OCTOBER 11, 1999
                                   --------------------------------------------
------------------------------

                                                       /S/ LINDA KAREN WILLIAMS
                               ------------------------------------------------
                               Notary Public
                               Print Name:                 LINDA KAREN WILLIAMS
                                          -------------------------------------
                               My commission expires               OCT 11, 2002
                                                    ---------------------------
-------------------------------
        (Use this space for notarial stamp/seal)
----------------------------------------------------------
----------------------------------------------------------





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                       ABOVE STANDARD OFFICE IMPROVEMENTS
                       ----------------------------------

ITEM                                           ESTIMATED ADDITIONAL COST
----                                           -------------------------

-------------------------------------- ----------------------------------------

-------------------------------------- ----------------------------------------

-------------------------------------- ----------------------------------------

                                 Total                   $70,000
                                                         -------

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