<PAGE>
 
                                                                    EXHIBIT 10.6



                                LEASE AGREEMENT
                                ---------------




                                   LANDLORD
                                   --------


                               DONALD J. DEVINE
                                 1375 Fairlane
                           Ann Arbor, Michigan 48104




                                    TENANT
                                    ------


                            VIEW ENGINEERING, INC.
                            1650 N. Voyager Avenue
                         Simi Valley, California 93063


                               BUILDING LOCATION
                               -----------------

                              4420 Varsity Drive
                         Pittsfield Township, Michigan

<PAGE>
 
                                LEASE AGREEMENT

        THIS LEASE, dated July 31, 1996, is between DONALD J. DEVINE, as the 
Trustee under the DONALD J. DEVINE TRUST AGREEMENT dated January 30, 1987, as 
amended, whose address is 1375 Fairlane, Ann Arbor, Michigan (the "Landlord") 
and VIEW ENGINEERING, INC., a California corporation whose address is 1650 N. 
Voyager Avenue, Simi Valley, California 93063 (the "Tenant") and confirms the 
terms and conditions upon which the Tenant will lease and occupy the 
approximately 15,527 square foot office building located at 4420 Varsity Drive, 
Ann Arbor, Michigan (the "Building"), situated on the land legally described as 
Lots 16 and 17 of the Ann Arbor Commence Park (the "Land").


                                  WITNESSETH:
        
        In consideration of the agreements of the parties as herein contained, 
Landlord and Tenant agree as follows:

        1.   TERM.  The term of this Lease (the "Term") shall be as follows:
             ----

             (a)  Initial Term.  The initial term of this Lease (the "Initial 
                  ------------
        Term") shall be for a period commencing on July 31, 1996 (the
        "Commencement Date") and ending on August 31, 2001.

             (b)  Renewal Terms.  The Tenant shall have the option, exercisable
                  -------------
        by delivery of written notice to the Landlord not later than November
        30, 2000, to extend this Lease for an additional term (the "First
        Renewal Term") of three (3) years, commencing on September 1, 2001 and
        ending August 31, 2004. If the Tenant exercised the option to extend
        this Lease for the First Renewal Term, then the Tenant shall have the
        further option, exercisable by delivery of written notice to the
        Landlord not later than November 30, 2003, to extend this Lease for a
        further additional term (the "Second Renewal Term") of three (3) years,
        commencing September 1, 2004 and ending August 31, 2007. The right of
        the Tenant to exercise the option for the First Renewal Term and, if
        applicable, the Second Renewal Term (collectively, the "Renewal Terms")
        shall be subject to and conditioned upon the Tenant being in full
        compliance with all terms and conditions of this Lease as of the date of
        delivery of the written notice to the Landlord exercising that option
        and as of the day immediately preceding the first day of that Renewal
        Term. Time shall be of the essence in the exercise by the Tenant of this
        option to renew.


        2.   BASE RENT.  Tenant shall pay to Landlord a base rent (the "Base 
             ---------
Rent") for the Building and the Land (collectively, the "Leased Premises") in 
accordance with the following:

                                       1
<PAGE>
 
             (a)  Initial Term.  The Base Rent for the Initial Term shall be in 
                  ------------
        the following amounts for the following periods:

                 (i)    For the period beginning on the Commencement Date and 
             ending on September 30, 1996 the Base Rent shall be $0.00.

                 (ii)   For the 23 month period beginning October 1, 1996 and 
             ending August 31, 1998, the Base Rent shall be $238,080.59, payable
             in monthly installments of $10,351.33 each.

                 (iii)  For the 36 month period beginning September 1, 1998 and
             ending on August 31, 2001, the Base Rent shall be $395,938.44,
             payable in monthly installments of $10,998.29 each.

             (b)  Renewal Terms.  If the Tenant extends this Lease pursuant to 
        Section 1(b), then the Base Rent for each 12 month period beginning on
        September 1st during each Renewal Term, commencing with the 12 month
        period beginning September 1, 2001, shall be $131,979.48, increased (but
        not decreased) to account for changes in the Consumer Price Index from
        June of 1998 to the June immediately preceding the 12 month period for
        which the computation is being made. The Base Rent for each such 12
        month period will be payable in equal monthly installments. For such
        purposes, the Consumer Price Index will mean "Consumer Price Index-All
        Items", as compiled and published by the United States Department of
        Labor: Bureau of Labor Statistics (the "CPI"). In computing the
        adjustment, the base amount of $131,979.48 shall be multiplied by a
        fraction, the numerator which will be the CPI for the June immediately
        preceding the 12 month period from which the computation is being made
        and the denominator shall be the CPI for June of 1998.

The Base Rent shall be paid in advance on the first day of each month,
commencing October 1, 1996 and continuing thereafter during the continuance of
this Lease.

        3.   ADDITIONAL RENT.  Tenant shall pay to Landlord additional rent 
             ---------------
(the "Additional Rent") for the Leased Premises in accordance with the 
following:

             (a)  Taxes And Assessments.  The Tenant shall reimburse the 
                  ---------------------
        Landlord for all taxes, assessments and other governmental impositions
        (collectively, the "Governmental Charges") which are assessed against
        and become due and payable with respect to the Leased Premises to the
        extent allocable to the Initial Term and, if applicable, the Renewal
        Terms (collectively, the "Term"), prorated on a "due date basis" (ie.
        each Governmental Charge will be deemed allocable to the 12 month period
        beginning on the due date for payment of that Governmental Charge). On
        or before the Commencement Date, the Landlord will invoice the Tenant
        for the Governmental Charges prepaid by the Landlord as of the
        Commencement Date. Promptly following the receipt of each tax bill
        during the

                                       2

<PAGE>
 
        Term of this Lease, the Landlord will invoice the Tenant for the
        Governmental Charges included in that tax bill (subject to proration for
        the last year of the Term of the Lease). The Landlord shall attach to
        each such invoice a copy of the tax bills(s) giving rise to that invoice
        and, where applicable, a computation of the portion of those
        Governmental Charges allocable to the Term of this Lease. The Tenant
        shall pay each invoice in full within 30 days after the date of Tenant's
        receipt of that invoice.

             (b)  Premises Insurance.  The Tenant shall reimburse the Landlord 
                  ------------------
        for all premiums payable for insurance against damage to or destruction
        of the Building to the extent allocable to the Term of this Lease,
        prorated on the basis of the coverage periods to which such premiums
        apply. Such insurance shall be for the full replacement cost of the
        Building and provide coverage against "all risks", with such coverages
        on terms and conditions reasonably established by the Landlord. On or
        before the Commencement Date, the Landlord will invoice the Tenant for
        any prepaid premiums as of the Commencement Date. Promptly following
        receipt of each premium notice during the Term of this Lease, the
        Landlord will invoice the Tenant for the premiums included in that
        notice. The Landlord shall attach to each such invoice a copy of the
        premium notice giving rise to that invoice together with, if applicable,
        a computation of the portion of that premium allocable to the Term of
        this Lease. The Tenant shall pay each invoice in full within 30 days
        after the date of Tenant's receipt of that invoice.

             (c)  Liability Insurance.  The Tenant shall secure and maintain in 
                  -------------------
        full force and effect insurance against bodily injury and property
        damage with a combined single occurrence limit of not less than
        $2,000,000.00, with the Tenant as the "primary insured" and with the
        Landlord, and, if applicable, the Landlord's mortgage financing source,
        as "additional insureds". All such insurance will be equivalent to
        coverage offered by a commercial comprehensive general liability form,
        including, without limitation, personal injury, products and completed
        operations, broad form property damage and contractual liability
        coverage. Certificates of insurance, together with copies of the
        endorsements, when applicable, naming Landlord and any others specified
        by Landlord as additional insureds, will be delivered to Landlord prior
        to Tenant's occupancy of the Premises and from time to time at least ten
        (10) days prior to the expiration of the term of each such policy. All
        commercial general liability or comparable policies maintained by tenant
        will name Landlord and such other persons or firms as Landlord specifies
        from time to time as additional insureds, entitling them to recover
        under such policies for any loss sustained by them, their agents, and
        employees, including those losses sustained as a result of the negligent
        acts or omissions of tenant. All such policies maintained by Tenant will
        provide that they may not be terminated nor may coverage be reduced
        except after thirty (30) days' prior written notice to Landlord. All
        commercial general liability insurance policies maintained by Tenant
        will be written as primary policies, not contributing with and not
        supplemental to the coverage that Landlord may carry.


                                       3
<PAGE>
 
        4.   SECURITY DEPOSIT.  Landlord acknowledges receipt of a security 
             ----------------
deposit by Tenant in the amount of $20,702.66 (the "Security Deposit"), which
shall be retained by Landlord as security for the faithful performance by Tenant
of all of the covenants, conditions and agreements of this Lease. If Tenant is
in default, Landlord, at its sole discretion, may use this Security Deposit, or
any portion thereof, to cure the default or to compensate Landlord for any
damage sustained by Landlord as a result of Tenant's default, but in no event
shall the Landlord be obliged to so use this Security Deposit. Tenant shall
immediately on demand pay to Landlord a sum equal to the portion of the Security
Deposit expended or applied by Landlord as provided in this Section so as to
maintain the Security Deposit in the sum initially deposited with Landlord.
Landlord's right to possession of the Leased Premises for the nonpayment of Rent
or for any other reason shall not in any event be affected by reason of the fact
that Landlord holds this Security Deposit. The Security Deposit, if not applied
toward the payment of damages suffered by Landlord by reason of Tenant's breach
of the covenants, conditions and agreements of this Lease, shall be returned to
Tenant at the expiration or termination of this Lease, but in no event is the
Security Deposit to be returned until Tenant has vacated the Leased Premises and
delivered possession to Landlord, including the delivery to Landlord of all keys
to the premises. Landlord may maintain the Security Deposit separate and apart
from Landlord's general funds or may commingle the Security Deposit with
Landlord's general or other funds.

        5.   USE AND OCCUPANCY.  During the Term of this Lease, the Tenant shall
             -----------------
have the exclusive right to occupy and use the Leased Premises, subject only to 
the following exceptions: (a) the Landlord reserves the right to continue to 
occupy the accounting offices in the Building until August 31, 1996 and (b) the 
Landlord reserves the right at any time during the Term of the Lease to remove a
portion of the Land from the Leased Premises (for purposes of an independent 
sale of that removed portion, the development of another building on that 
removed portion or otherwise) without any adjustment to the Base Rent provided 
that such removal does not materially interfere with the Tenant's access to or 
use of the Building and provided that, upon such removal, the Tenant will be 
relieved of any future responsibility for Additional Rent pertaining to the 
removed portion of the Land. The Leased Premises shall be used by the Tenant for
light manufacturing and administrative operations and shall not be used by the 
Tenant or any other party for any other purposes unless with the prior written 
consent of the Landlord. The Tenant, in its use and occupancy, shall keep the 
Leased Premises in a sanitary and safe condition in accordance with the laws of 
the State of Michigan, and in accordance with all rules and regulations of the 
health office, fire marshal, building inspector or other proper officers of the
governmental agencies having jurisdiction, at the sole cost and expense of
Tenant. The Tenant, in its use and occupancy of the Leased Premises, shall
comply with all applicable statutes and ordinances pertaining to the Leased
Premises. Tenant shall not, at any time or for any reason, generate, store,
handle or otherwise permit any hazardous materials to be located within the
Leased Premises. (For such purposes, the term "hazardous materials" means any
toxic or other hazardous waste or substance which is regulated by any federal,
state or local law pertaining to the preservation of the environment and the
regulation of environmental contamination.) Tenant shall permit no waste,
disturbance, or nuisance upon or damage or injury to the Leased Premises, and at
the expiration of the tenancy created hereunder Tenant shall surrender the
Leased Premises

                                       4
<PAGE>
 
in as good condition and repair as they were at the time Tenant took possession,
reasonable wear and tear, loss by fire or other insured casualty or act of God 
excepted.

        6.   REPAIRS AND MAINTENANCE.
             -----------------------

             (a)  Landlord's Obligation.  Landlord shall be responsible for all 
                  ---------------------
        necessary maintenance, repairs and replacements to roof, exterior walls
        and foundation of the Building except for such maintenance, repairs and
        replacements required as a result of the act, neglect or default of the
        Tenant or its agents, servants and employees.

             (b)  Tenant's Obligation.  Except as provided in Section 6(a), the 
                  -------------------
        Tenant shall be responsible for all necessary maintenance, repairs or
        replacements to the Leased Premises, whether capital or non-capital in
        nature, including, without limitation, the maintenance and repair of all
        interior improvements to the Building and all doors, windows, plate
        glass, exterior signs and canopies servicing the Building, the
        maintenance, repair and replacement of all electrical, plumbing, HVAC
        and sprinkler systems servicing the Leased Premises, the maintenance and
        care of all lawns and landscaping on the Leased Premises, the
        maintenance, repair and replacement of all parking areas, sidewalks and
        driveways servicing the Leased Premises (including snow removal,
        sweeping, coating, striping, etc.). All such maintenance, repairs or
        replacements shall be made with materials of a quality equal to or
        better than the existing materials incorporated into the Leased
        Premises. If the Tenant fails to make any necessary maintenance, repair
        or replacement as herein provided within thirty (30) days (or such
        shorter interval as may be reasonably specified by the Landlord), after
        notice by the Landlord of the need therefor, Landlord may, at its
        option, in addition to all of the remedies otherwise set forth herein,
        cause such repairs or replacements to be made, which cost, together with
        ten percent (10%) of the amount of such cost to compensate Landlord for
        his efforts, shall be due and payable to Landlord by Tenant immediately
        upon demand and shall constitute Additional Rent hereunder.

        7.   UTILITIES AND SERVICES.  The Tenant shall be responsible for the 
             ----------------------
payment of all charges for all utilities services provided to the Leased 
Premises during the term of this Lease.  The Landlord and the Tenant will notify
each utilities provider that all billings for such utilities charges shall be 
invoiced to the Tenant effective as of the Commencement Date.  If and as 
applicable, charges for utilities shall be prorated between the Landlord and the
Tenant as of the Commencement Date based upon the billing periods applicable to 
those charges. Landlord shall not be liable in any way for interruption or
failure of any such services from any cause whatsoever and any such interruption
or failure shall not be deemed an eviction of the Tenant or relieve the Tenant
form any obligations under this Lease unless such interruption or failure of
services is due to the negligence or misconduct of Landlord, its employees or
agents.

                                       5
<PAGE>
 
        8.   LEASEHOLD IMPROVEMENTS.
             ----------------------

             (a)  No Landlord Improvements.  Tenant acknowledges that the 
                  ------------------------
        Landlord has made no commitment to make any improvements to the Leased
        Premises. The Tenant has inspected the Leased Premises and the Tenant
        has agreed to accept the Leased Premises in their present condition.

             (b)  Tenant Improvements.  Landlord acknowledges that the Tenant 
                  -------------------
        intends to make improvements to the Leased Premises and agrees to give
        its consent to such improvements provided that those improvements are
        limited exclusively to the interior of the Building, do not affect the
        structure of the Building or the outer walls or roof of the Building and
        are of a quality and nature which is equivalent to and compatible with
        the existing interior improvements to the Building. The Tenant agrees,
        prior to implementing any such improvements, to provide detailed plans
        and specifications for such improvements and to secure the Landlord's
        written consent to such improvements. The Landlord agrees not to
        unreasonably withhold or delay his consent. Unless otherwise agreed in
        writing by the Landlord and the Tenant, all such improvements shall,
        upon installation, immediately become the property of the Landlord and,
        upon termination of this Lease, shall remain upon and be surrendered
        with the Leased Premises; provided, however, the Landlord may designate
        by written notice to Tenant those improvements which shall be removed by
        Tenant at the termination of this Lease and Tenant shall promptly remove
        the same and repair any damage to the Leased Premises caused by such
        removal. The Tenant shall be responsible for obtaining all required
        permits and for complying with all building code and other legal
        requirements applicable to the improvements. The Tenant shall pay when
        due all costs for labor and materials utilizing in installing such
        improvements. Tenant shall, at all times, keep the Leased Premises free
        from any and all liens arising out of any work performed, materials
        furnished, or obligations incurred, by or on behalf of Tenant. If any
        mechanics or other lien is placed on all or any part of the Leased
        Premises by reason of any work performed for, materials furnished to, or
        obligations incurred by Tenant, or claimed to have been performed for,
        furnished to, or incurred by Tenant, and if Tenant fails to remove such
        mechanics lien or other lien of record within ten (10) days after the
        filing thereof, then Tenant shall be in default under this Lease, and
        Landlord may, but shall not be required or expected to, remove such
        mechanics lien or other lien of record by bond, by payment or other
        means, which cost, together with ten percent (10%) of the amount of such
        cost to compensate Landlord for his efforts, shall be due and payable to
        Landlord by Tenant immediately upon demand and shall constitute
        Additional Rent hereunder.

        9.   ASSIGNMENT/SUBLEASING/ENCUMBRANCES.
             ----------------------------------

             (a)  Tenant's Rights.  The Tenant shall not assign all or any of 
                  --------------
        it rights under this Lease or sublet all or any portion of the Leased
        Premises unless with the prior written consent of the Landlord. The
        Tenant shall not assign its rights under this Lease for collateral
        purposes or otherwise encumber its rights under this Lease or its rights
        with


                                       6
<PAGE>
 
        respect to the Leased Premises unless with the prior written consent of
        the Landlord. The consent of the Landlord under this Section 9(a) shall
        not be unreasonably withheld or delayed.

             (b)  Landlord's Rights.  The Landlord may assign its rights under 
                  -----------------
        this Lease only if (i) prior written notice is delivered to the Tenant
        of such assignment and (ii) the Assignee acknowledges and agrees to be
        bound by the terms and conditions of this Lease. The Landlord may assign
        its rights under this Lease for collateral purposes and may mortgage or
        otherwise encumber all or any portion of the Leased Premises only if 
        (i) prior written notice is delivered to the Tenant of such assignment,
        mortgage or encumbrance and (ii) the assignee/mortgagee/encumbrancer
        agrees that it will not disturb the use and occupancy by the Tenant of
        the Leased Premises so long as the Tenant is not in default under the
        terms of this Lease. Subject in each instance to receipt of such
        acknowledgment, the Lessee agrees to execute any documents which are
        required by the Landlord or the assignee/mortgagee/encumbrancer to
        confirm the subordination of the Tenant's rights with respect to the
        Leased Premises to the rights of such assignee/mortgagee/encumbrancer.

        10.  DAMAGE OR DESTRUCTION.  If during the Term of this Lease, the 
             ---------------------
Leased Premises are destroyed by fire or other casualty so as to become 
partially or wholly untenantable, then the following shall apply:

             (a)  Minor Damage.  If the reasonably estimated cost to repair the 
                  ------------
        damage or destruction is 25% or less of the total value of the Building
        and the site improvements on the Land and the proceeds of insurance are
        sufficient to fund that cost, then the Landlord shall with due diligence
        restore the Leased Premises to a condition at least equivalent to that
        prior to the occurrence of such damage or destruction.

             (b)  Major Damage.  If the reasonably estimated cost to repair the 
                  ------------
        damage or destruction is greater than 25% of the total value of the
        Building and the site improvements on the Land, or if the proceeds of
        insurance are not sufficient to fund such costs, then the Landlord, at
        the Landlord's discretion, may (i) elect not to restore the Leased
        Premises and, in such event, terminate this Lease effective as of the
        date of such damage or destruction or (ii) elect to restore the Leased
        Premises to a condition at least equivalent to that existing prior to
        the occurrence of the damage or destruction.

If any dispute arises between the Landlord and the Tenant as to whether 
Section 10(a) or Section 10(b) applies, then the determination of the percentage
of damage or destruction shall be referred to and conclusively resolved by the 
insurance company which issued the hazard insurance procured by the Landlord 
pursuant to Section 3(b). If the Landlord elects to or is required to repair the
Leased Premises, then the Landlord shall complete such repair and the Lessee 
shall be restored to full occupancy of the Leased Premises within one hundred 
twenty (120) days from the date of a date that settlement is reached with the 
Lessor's insurer regarding the proceeds to be paid to the Landlord to repair the
damage or destruction; provided, however, if for any reason such full occupancy 
is not restored within such one hundred twenty day period, then the Tenant, by

                                       7
<PAGE>
 
written notice to the Landlord, may terminate this Lease effective as of the 
date of such notice. During any period in which the occupancy of the Leased 
Premises is affected by damage or destruction, the Base Rent payable hereunder 
shall be reduced on a proportionate basis relative to the degree of 
untenantability.

        11.  WAIVER OF SUBROGATION.  Landlord and Tenant each waive any and all 
             ---------------------
rights to recover against the other or against any other occupant of the Leased 
Premises, or against the officers, directors, shareholders, partners, joint 
venturers, employees, agents, customers, invitees, or business visitors of such 
other party or other occupant of the Leased Premises, for any loss or damage to 
such waiving party arising from any insurable cause. Landlord and Tenant from 
time to time will cause their respective insurers to issue appropriate waiver of
subrogation rights endorsements to all property insurance policies carried in 
connection with the Leased Premises or the contents of the Leased Premises. 
Tenant agrees to cause all other occupants of the Premises claiming by, under, 
or through Tenant to execute and deliver to Landlord such a waiver of claims and
to obtain such waiver of subrogation rights endorsements.

        12.  CONDEMNATION.  If during the Term of this Lease, all or any portion
             ------------
of the Building is taken by or conveyed to any governmental authority by virtue
of its power of eminent domain, then, unless otherwise agreed by the Landlord 
and the Tenant, this Lease shall automatically terminate effective as the date 
of such taking or conveyance. All damages awarded as a result of such taking or 
conveyance which are attributable to the ownership of the Leased Premises 
(including, without limitation, the Land, the Building and all improvements in 
the Building, including the improvements installed by the Tenant pursuant to 
Section 8{b}) shall be the exclusive property of the Landlord. All damages 
awarded as compensation for any damage to the business of the Tenant, for the 
diminution in the value of the Tenant's rights under this Lease or for the 
diminution in the value of any trade fixtures or similar assets of the Tenant 
shall be the exclusive property of the Tenant.

        13.  QUIET ENJOYMENT.  Upon payment by the Tenant when due of the Base 
             ---------------
Rent and Additional Rent and upon the observance and performance by Tenant of 
all covenants, terms and conditions in this Lease, Tenant shall peaceably and 
quietly hold and enjoy the Leased Premises for the Term of this Lease without 
hindrance or interruption by Landlord or any other persons lawfully or equitably
claiming by, through or under the Landlord, subject, nevertheless, to the terms 
and conditions of this Lease.

        14.  ACCESS BY LANDLORD.  Landlord or Landlord's agents shall have the 
             ------------------
right to enter the Leased Premises at all reasonable times to examine the same, 
and to show them to prospective purchasers or mortgagees of the Leased Premises,
and to make such repairs, alterations, improvements or additions as Landlord may
deem necessary or desirable, and Landlord shall be allowed to take all material 
into and upon said Leased Premises that may be required therefor without the 
same constituting an eviction of Tenant. In the event that such access by the 
Landlord causes any interference with Tenant's use of the Leased Premises, then 
(unless such access was necessitated by Tenant's act, neglect, default or mode 
of operation), the

                                       8
<PAGE>
 
Tenant's obligations for the Base Rent and the Additional Rent shall be abated 
for so long as and to the extent that such interference continues.

        15.  NON-WAIVER.  Waiver of any one breach of the covenants or 
             ----------
conditions of this Lease shall not be construed as a waiver of any subsequent 
breaches of same or another covenant or condition hereof, and the consent or 
approval by Landlord to or of any act by Tenant requiring Landlord's consent or 
approval shall not be deemed to waive or render unnecessary Landlord's consent 
or approval to or of any subsequent similar act by Tenant.

        16.  BANKRUPTCY.  In the event the estate created hereby shall be taken 
             ----------
in execution or by other process of law, or if Tenant shall be adjudicated 
insolvent or bankrupt pursuant to the provisions of any state or federal 
insolvency or bankruptcy law, or if a receiver or trustee of the property of 
Tenant shall be appointed by reason of Tenant's insolvency or inability to pay 
its debts, or if any assignment shall be made of Tenant's property for the 
benefit of creditors, then and in any of such events, Landlord may terminate 
this Lease by written notice to Tenant; provided however, if the order of court 
creating any of such disabilities shall not be final by reason or pendency of 
such proceeding, or appeal from such order, then Landlord shall not have the 
right to terminate this Lease so long as Tenant performs its obligations 
hereunder.

        17.  LATE PAYMENT CHARGES/ATTORNEY'S FEES.  Any amount payable under 
             ------------------------------------
this Lease which is not paid on or before its due date shall bear interest from 
its due date to the date of payment at the rate of 12% per annum. If either 
party incurs any attorney's fees or legal expenses as a consequence of the 
breach by the other party of any payment or other obligation under this Lease, 
then the breaching party shall be obligated to reimburse the other party on 
demand for such fees and expenses.

        18.  DEFAULT.
             -------

             (a)  Events of Default.  The following shall constitute events of 
                  -----------------
        default by the Tenant under this Lease (the "Events of Default"): 
        (i) the failure of the Tenant to pay any installment of the Base Rent,
        the Additional Rent or any other amount payable under this Lease within
        ten (10) days after its due date; or (ii) the breach by the Tenant of
        any other covenant or commitment under this Lease and the failure to
        remedy such breach within thirty (30) days after receipt of written
        notice from the Landlord identifying such breach and demanding remedial
        action.

             (b)  Remedial Rights.  Upon the occurrence of a Event of Default, 
                  ---------------
        the Landlord, at its election, may affirm all obligations of the Tenant
        under this Lease and pursue all appropriate legal proceedings to enforce
        such obligations or may terminate this Lease and pursue all appropriate
        legal proceedings to recover damages resulting from such termination. In
        either event, to the extent permitted by applicable law, the Landlord
        may reenter and repossess the Leased Premises and remove all persons or
        property from the Leased Premises. If the Landlord elects to terminate
        this Lease, then the Landlord shall make such efforts as are required
        under applicable law to mitigate damages by reletting the

                                       9
<PAGE>
 
        Leased Premises, or any part thereof, under such terms and conditions as
        the Landlord in his sole discretion deems advisable. The proceeds from
        such subletting shall be applied first to reimburse the Landlord for all
        costs incurred in preparing the Leased Premises for reletting, second to
        all costs incurred by the Landlord (including leasing commissions) in
        implementing that reletting, third to the payment of all amounts then
        due under this Lease. Any residual proceeds shall be applied against the
        future payment obligations of the Tenant under this Lease. The Tenant
        shall be liable for any deficiencies. All rights and remedies accorded
        to the Landlord hereunder shall be cumulative and shall be in addition
        to any and all other rights or remedies permitted under applicable law.

        19.  NOTICES.  Any notice permitted or required under this Lease shall 
             -------
be in writing and shall be deemed delivered as follows: If by personal delivery,
on the date of personal delivery to the addressee; if by courier delivery, on
the date of confirmed delivery to the address of the addressee as set forth in
the preamble to this Lease; if by mail, on the third business day following the
date of deposit with the U.S. Postal Service, postage prepaid, to the address of
the addressee as set forth in the preamble to this Lease; if by facsimile
transmission, on the next business day following the date of confirmed
transmission to the facsimile number of the addressee as set forth below the
addressee's signature. Either party, by notice delivered to the other party in
the manner prescribed above, may change its address or facsimile number for
purposes of future notices.

        20.  APPLICABLE LAW.  This Lease is made under and shall be interpreted 
             --------------
in accordance with the laws of the State of Michigan.

        21.  ENTIRE AGREEMENT.  This ten (10) page document constitutes the 
             ----------------
entire agreement between the Landlord and the Tenant with respect to the 
Tenant's use and occupancy of the Leased Premises.  All prior agreements between
the Landlord and the Tenant with respect to the Leased Premises, whether 
written or oral, shall be of no further force or effect.  The terms of this 
Lease shall not be amended and this Lease shall not be cancelled unless by a 
document which is in writing and signed by both the Landlord and the Tenant.

        IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of 
the day and year first above written.

                                        LANDLORD:

                                        /s/ Donald J. Devine
                                        ---------------------------------------
                                        Donald J. Devine, Trustee
                                        FAX 313/677-3500

                                        TENANT:

                                        VIEW ENGINEERING, INC.

                                        By /s/ Tom Swain
                                          -------------------------------------
                                          Tom Swain, President

                                        By /s/ Arnold Teter
                                          -------------------------------------
                                          Arnold Teter, Vice President, Finance
                                        
                                        Fax 805/578-5250

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