Building Lease Contract dated as of May 12th, 2000



 Exhibit 10.10 

Building Lease Contract 

Conclusion of building Lease Contract 

The lessor: the Export Processing Zone Administration, Ministry of Economic Affairs (hereinafter referred to as Party A) 

The Lessee: Philips Electronic Building Elements Industries ( Taiwan ) Ltd. (hereinafter referred to as Party B) 

Whereas Party A leases to the building located in Nanzi Processing Zone, both parties agree on the following lease terms. 

1. Object of lease: located at B2 floor and F/8, 7 Jingsi Road, Nanzi Processing and export Zone, occupying an area of 18,991.4m2in total.

 2. The term of lease is ten (10) years from
May 16th of the
89th year to
May 15th of the
99th year of the Republic of China. If Party B intends to
continue the lease, it shall notify Party A three months in advance to conclude a new lease agreement. 
 3. If Party B requests to terminate
the lease prior to expiration of the contract, it shall notify Party A in written form three months in advance, and pay to Party A as indemnification three months’ rent upon early termination of the lease; however, Party A shall refund to Party
B without interest the security paid by it according to Article 4 hereof. 
 4. Rent and security: 

(1). The rent for the object is one hundred and twenty one New Taiwan Dollar per square meter per month and the
monthly rent is two million, two hundred and ninety-eight thousand New Taiwan Dollar, which shall be paid on the
16th day each month upon issuance of the payment bill.

 (2). The security is four million, five hundred and ninety-six thousand New Taiwan Dollar (two months
rent), which shall be paid by Party B by a check expiring on
May 25th of the
89th year of the Republic of China. Party A shall refund
to Party B without interest the security when Party B returns the object of lease hereunder; however, if Party B hasn’t paid its outstanding rent, or Party A finds that there are any reasons attributable to Party B (regardless of natural loss)
when the object of lease hereunder is returned, or Party B fails to perform Article 12 hereof, the security may be used to compensate for the damage caused to Party A and the surplus (if any) shall be refunded by Party A to Party B or Party B shall
make up the deficiency (if any), and Party B may not raise any objection thereto. 
 5. If Party B fails to pay the rent mentioned above within
agreed time limit, it shall pay overdue penalty pursuant to the following provisions: 
 (1). Additional 5% of monthly rent if
the payment is overdue over one (1) month but less than two (2) months; 
 (2). Additional 10% of monthly rent if the
payment is overdue over two (2) months but less than three (3) months; 
 (3). Additional 15% of monthly rent if the
payment is overdue over three (3) months but less than four (4) months; 
 (4). If the rent is still not paid off after
four (4) months, Party A may terminate the lease in addition to demanding the payment. 







 Party A shall inform Party B in written form of any overdue payment mentioned above
respectively. 
 6. Party B may only use the object hereunder for purpose of meeting actual needs of its business and may not use it for any
purpose in contrary to the law. Without prior consent of Party A, Party B may not re-lease or re-lend any part of the object during the term of lease. 

7. Party B may install water, power, telephone and other decoration facilities at its own cost; however, without prior consent of Party A, it may not
alter original structure of the building. Party B shall bear by itself the charges for water, power, telephone and any other facilities applied by Party B for use during the term of lease. 

8. The land rent and house property tax in connection with the object hereunder shall be borne by Party B during the term of lease. The land rent under
separate land lease contract shall be paid by Party B. 
 9. The insurance for the object hereunder shall be taken out by Party A during the
term of lease and that for the properties of Party B within the building shall be taken out by Party B itself. 
 10. The expenses incurred for
repairing of the object hereunder during the term of lease shall be borne by Party B itself. 
 11. If the price index published by the
government has accumulatively risen or fallen by 5% or more or in case of any governmental policy adjustment or other special cases as approved by the Ministry of Economy, Party A may agree on new rent with Party B. 

12. Unless otherwise stated herein, Party A may notify Party B to terminate the agreement in case any of the following takes place; 

(1). Party B violates the contract and still fails to correct its acts upon receipt of notice from Party A requesting it to make
correction within specified time limit. 
 (2). The lease shall be terminated pursuant to provisions as contained in the Civil
Law or other applicable laws. 
 (3). Any major change in national key policies is required. 

13. Upon expiration or early termination of the lease, Party B shall return the object hereunder to Party A within ten (10) days; anything left
shall be deemed as being discarded and subject to disposal of Party A, and Party B has no objection. 
 14. Any action arising from the
agreement shall be brought before the local court of Gaoxiong. 
 15. Anything uncovered herein shall be subject to Rules on Establishment and
Management of Export Processing Zone and other applicable laws. 
 16. The agreement shall be made in duplicate, one for each party. 

Coventanter the lessor (Party A): Export Processing Zone Administration, Ministry of Economic Affairs 

Legal proxy: Pan Dingpai, section chief 

Address: 600 Jiachang Road, Nanzi District, Gaoxiong 







 The Lessee: Philips Electronic Building Elements Industries ( Taiwan ) Ltd. 

Legal proxy: Ze Wenbo, board chairman 
 Add: 10
Jingwu Road, Nanzi Processing and Export Zone, Gaoxiong 

May 
12th of the
89th year of the Republic of China