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EXHIBIT 10.18  SECOND AMENDED AND RESTATED
REAL PROPERTY SUBLEASE AGREEMENT BY AND BETWEEN THREE-FIVE SYSTEMS, INC. AND BRILLIAN CORPORATION EFFECTIVE AS OF December 22, 2004




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TABLE OF CONTENTS Page1. AMENDED SUBLEASE; SUBLET PREMISES; USE; CONTINGENT PAYMENT
    
    
    22. TERM
    
    
    23. RENT
    
    
    34. FIXTURES AND EQUIPMENT
    
    
    35. CONSTRUCTION; ACCEPTANCE
    
    
    46. REPRESENTATIONS AND SECURITY
    
    
    47. MASTER LEASE
    
    
    48. EVENTS OF DEFAULT
    
    
    59. REMEDIES OF TFS
    
    
    610. ACCESS TO SUBLET PREMISES
    
    
    611. WAIVERS BY BRILLIAN; HOLDOVER
    
    
    612. LATE PAYMENT
    
    
    613. INDEMNITY
    
    
    614. MASTER LEASE DEFAULTS
    
    
    715. RESTORATION
    
    
    716. NOTICES
    
    
    717. BRILLIANS INSURANCE
    
    
    718. ALTERATIONS
    
    
    819. CONDEMNATION
    
    
    920. ASSIGNMENT
    
    
    921. NO BROKER
    
    
    1022. LIABILITY OF TFS
    
    
    1023. EFFECT
    
    
    1024. DAMAGE OR DESTRUCTION
    
    
    1025. NOTICE
    
    
    1026. RELATIONSHIP
    
    
    1127. WAIVERS
    
    
    1128. FORUM
    
    
    1129. JOINT AND SEVERAL LIABILITY; AUTHORITY
    
    
    1130. NO OPTION; CONSENT OF MASTER LANDLORD
    
    
    1131. FORCE MAJEURE
    
    
    11
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TABLE OF
CONTENTS(continued) Page32. WAIVER OF TRIAL BY JURY
    
    
    1133. GROUND SUBLEASE
    
    
    11
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EXHIBIT INDEX Exhibit A  Legal Description of Land
    
    
    A-1Exhibit B  Copy of Ground Lease
    
    
    B-1Exhibit C  Copy of Master Lease
    
    
    C-1Exhibit D  Depiction of Sublet Premises and Common Areas
    
    
    D-1Exhibit E  Form of Master Landlords Consent
    
    
    E-1Exhibit F  Building Services
    
    
    F-1Exhibit G  Variable Services Rent
    
    
    G-1Exhibit H  Clean Room EquipmentExhibit I   Form of Security Agreement
    
    
    H-1Exhibit J  Form of Ground Sublessors Consent
    
    
    I-1
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SECOND AMENDED AND RESTATED
REAL PROPERTY SUBLEASE AGREEMENT This Second Amended and Restated Real Property Sublease Agreement (this Sublease) is
entered into as of December 22, 2004 (the Effective Date), by and between Three-Five
Systems, Inc., a Delaware corporation, with offices at 1600 North Desert Drive, Tempe, Arizona
85281, Tempe, Arizona (TFS), and Brillian Corporation, a Delaware corporation having an
address at 1600 North Desert Drive, Tempe, Arizona 85281 (Brillian). RECITALS WHEREAS,pursuant to that certain Real Property Sublease Agreement dated September 1, 2003 by
and between TFS, as sublessor, and Brillian, as sublessee, as amended by that certain First Amended
and Restated Real Property Sublease Agreement dated as of June 1, 2004 (the Existing
Sublease), TFS sublet to Brillian approximately 42,524 square feet of rentable floor area (the
Premises) in that certain building located at 1600 North Desert Drive, Tempe, Arizona
85281 (the Building), which Premises are located on the real estate (the Land)
more fully described on Exhibit A attached hereto and made a part hereof; and WHEREAS, TFS subleased the Land from Papago Park Center, Inc., an Arizona corporation
(Ground Sublessor) pursuant to that certain Papago Park Center Ground Sublease dated
April 1, 1994, between Ground Sublessor, as Landlord, and TFS, as Tenant (the Ground
Sublease), a true and correct copy of the Ground Sublease being attached hereto as Exhibit
B; WHEREAS,on July 26, 2004, TFS acquired fee simple title in and to the Building, and, pursuant
to Section 33 of the Existing Sublease, the Existing Sublease was thereby automatically deemed a
prime lease by and between TFS, as lessor, and Brillian, as lessee; and WHEREAS,as of the Effective Date TFS has sold fee simple title in and to the Building and its
subleasehold interest in the Land (the Building and TFS subleasehold interest under the Ground
Sublease collectively, the Master Premises) to Papago Paragon Partners, LLC (Master
Landlord), and leasedback the Master Premises from the Master Landlord pursuant to that
certain lease dated of even date herewith (the Master Lease), a true and correct copy of
which is attached hereto as Exhibit C; WHEREAS,effective as of the Effective Date, TFS and Brillian desire to amend and restate in
its entirety the Existing Sublease pursuant to this Sublease, for the purpose of: (i) amending the
Sublet Premises, as such term is defined in the Existing Sublease, to 55,781 rentable square feet
in the Building (the aforesaid 55,781 rentable square feet hereinafter the Sublet
Premises), which Sublet Premises are more fully shown on Exhibit D attached hereto and
made a part hereof; and (ii) certain other terms and conditions, all as more fully set forth
hereinbelow; AGREEMENT NOW, THEREFORE, in consideration of the mutual promises, covenants, and conditions hereinafter
set forth, and intending to be legally bound hereby, it is mutually agreed as follows: 1




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1.AMENDED SUBLEASE; SUBLET PREMISES; USE; CONTINGENT PAYMENT. (a) Effective as of execution by Master Landlord and TFS of the Master Lease, which execution
shall be evidenced by TFS delivery of a fully executed copy of the Master Lease to Brillian, the
Existing Sublease shall thereby be deemed amended and restated in its entirety by this Sublease.
In the event Master Landlord and TFS fails to execute the Master Lease by December 31, 2004, the
Existing Sublease shall remain in full force and effect pursuant to the terms and conditions set
forth therein. (b) TFS hereby subleases the Sublet Premises to Brillian and Brillian hereby subleases 55,781
the Sublet Premises from TFS, subject to the terms and conditions hereof. Brillian shall not use
the Sublet Premises for any illegal or improper purpose which shall constitute a nuisance nor do or
suffer anything to be done in or about the Sublet Premises which will violate any term of the
Master Lease, this Sublease, or any laws, rules, regulations, or ordinances or increase the rate of
fire or other insurance or jeopardize the coverage of the same. Brillian agrees to comply with all
of Master Landlords rules and regulations relating to the Sublet Premises or the building in which
the Sublet Premises is located. (c) Brillian shall also have the right to use in common with TFS (and such other subtenants as
from time to time may occupy the Building) the facilities yard, parking areas, improvements (other
than the Building) located from time to time on the Land, and the common areas described on
Exhibit D attached hereto and made a part hereof (all of the foregoing in this Paragraph
1(c), the Common Areas). 2.TERM. (a) Subject to the terms of Paragraphs 1(b) above and this Paragraph 2 in its entirety, the
initial term of this Sublease shall, subject to the terms set forth hereinafter in this Section
2(a), be for a period of five (5) years (the Initial Sublease Term) and shall commence as
of the Effective Date (the Commencement Date) and terminate on December 16, 2009. The
Initial Sublease Term may be extended for additional one (1) year terms (each, a Renewal
Term) pursuant to the terms and provisions of Paragraph 2(b) below. The Initial Sublease
Term, together with any and all Renewal Terms, is hereinafter collectively referred to as the
Sublease Term. Notwithstanding the foregoing provisions of this Section 2(a), as set
forth in Section 21(d) of the Master Lease, the Master Landlord has the right, upon a default by
TFS under the Master Lease, to recognize this Sublease as a direct lease between Master Landlord
and Brillian or to terminate this Sublease upon six (6) months prior written notice. Brillian
hereby expressly acknowledges and agrees that it has read the terms and provisions of Section 21(d)
of the Master Lease, that it is subject to the terms and provisions of Section 21(d) of the Master
lease, and that TFS shall not be obligated to cure any defaults under the Master Lease, whether
such defaults are made by TFS or Master Landlord, liable for any act or omission of Master Landlord
or subject to any claims, offsets or defenses which Brillian might have against TFS arising as a
result of the election by Master Landlord to terminate this Sublease in accordance with the terms
and provisions of Section 21(d). (b) Except as set forth in Paragraph 2(a) above or (c) below, the Sublease Term shall be
automatically extended for successive Renewal Terms unless Brillian shall give to TFS written
notice of its election to terminate this Sublease at least 180 days prior to the beginning of the
first Renewal Term or any then applicable succeeding Renewal Term. 2




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(c) In the event that TFS desires to terminate this Sublease as of the expiration of the
Sublease Term, or during the Sublease Term, TFS shall give to Brillian written notice of its
election to terminate this Sublease at least 180 days prior to the date of such termination. 3.RENT. (a) Base Rent. During the Term, Brillian covenants and agrees to pay to TFS, without
deduction or setoff of any kind, minimum annual base rent in an amount equal to Seven Hundred
Thirty Nine Thousand Ninety Eight and 25/100ths ($739,098.00) Dollars (such minimum annual rent
hereinafter called the Base Rent), payable in equal monthly installments of Sixty-One
Thousand Five Hundred Ninety One and 52/100ths ($61,591.52) Dollars. The Base Rent shall be paid
in advance on the first day of each month during the term of this Sublease. (b) Building Services Rent. During the Term, Brillian covenants and agrees to pay to TFS,
without deduction or setoff of any kind, annual building services rent in an amount equal to
$338,964.00 (Building Services Rent), payable in equal monthly installments of
$28,247.00. The particular services that are provided by TFS to Brillian and that are covered under
Building Services Rent are enumerated and described in Exhibit F to this Sublease. For
purposes of this Sublease, Building Services Rent shall include all Rent other than Base Rent,
Brillians Share of Taxes and Variable Services Rent. Brillian shall pay to TFS the Building
Services Rent on the first day of each month during the term of this Sublease, together with the
payment of Base Rent. No later than July 31 of each year during the term of this Sublease, TFS
shall provide Brillian with a reasonably detailed statement (the First-Half Statement) showing
the actual costs of the building services incurred by TFS during the calendar months of January
through and including June (the First Half). In the event that the Building Services Rent paid
to TFS during the First Half is less than the actual costs of the building services incurred for
the same period, as shown on the First-Half Statement, Brillian shall, no later than fifteen (15)
days from its receipt of the First-Half Statement, pay the difference to TFS. If the Building
Services Rent paid during the First Half is greater than the actual costs of the building services
for the same period, Brillian shall be entitled to offset such overpayment against the next
installment of Building Services Rent due under this Sublease. No later than January 31 of each
year during the term of this Sublease, TFS shall provide Brillian with a reasonably detailed
statement (the Second-Half Statement) showing the actual costs of the building services incurred
by TFS during the calendar months of July through and including December (the Second Half). In
the event that the Building Services Rent paid to TFS during the Second Half is less than the
actual costs of the building services incurred for the same period, as shown on the Second-Half
Statement, Brillian shall, no later than fifteen (15) days from its receipt of the Second-Half
Statement, pay the difference to TFS. If the Building Services Rent paid during the Second Half is
greater than the actual costs of the building services for the same period, Brillian shall be
entitled to offset such overpayment against the next installment of Building Services Rent due
under this Sublease. (c) Variable Services Rent. During the term of this Sublease, Brillian covenants and agrees
to pay to TFS, without deduction or setoff of any kind, the costs actually incurred for the items
enumerated in Exhibit G to this Sublease with respect to the Sublet Premises (Variable
Services Rent). Brillian shall pay to TFS on demand by TFS an amount equal to the costs
actually incurred or paid by or on behalf of TFS for the
services enumerated in Exhibit G to this Sublease with respect to the Sublet Premises. All
Variable Services Rent amounts not paid to TFS within seven (7) days of TFSs demand for such
payment shall bear interest at the annual rate of fifteen percent (15%), from the date of TFSs
demand for such payment until paid in full. 4.FIXTURES AND EQUIPMENT. In the event that, during the term of this Sublease, a
building fixture or piece of maintenance or operating equipment breaks or fails to work properly,
and that fixture or piece of maintenance or operating equipment is solely used by Brillian under
the terms of this 3




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Sublease, then (i) TFS reserves the right to not repair or replace the said
fixture or piece of maintenance or operating equipment, or (ii) in the event that TFS chooses to
repair or replace such fixture or piece of maintenance or operating equipment, Brillian shall be
solely liable for any costs associated with such action. 5.CONSTRUCTION; ACCEPTANCE. Brillian agrees that TFS has no construction, repair, or
replacement obligations hereunder and that Brillian will accept the Sublet Premises in as-is
condition. Brillians taking possession of the Sublet Premises shall be a conclusive
acknowledgement on Brillians part that the Sublet Premises are in good and tenantable condition
and that Brillian has accepted the Sublet Premises in as is condition as of such date. 6.REPRESENTATIONS AND SECURITY. (a) TFS hereby warrants and represents that (i) the Master Lease is presently in full force
and effect; (ii) that TFS has the power and authority to enter into this Sublease; (iii) the copy
of the Master Lease attached hereto as Exhibit C is true, complete, and correct; (iv) the
Master Lease has not been modified or amended and constitutes the full and complete agreement of
the parties thereto relative to the subject matter thereof; (v) (a) to the best of TFS knowledge,
TFS is not in default under any of the provisions of the Master Lease, and to the best of TFS
knowledge, no event or condition exists which with notice or the passage of time or both, would
constitute a default by TFS under the Master Lease, and (b) TFS has received no notice of any such
default, event, or condition from Master Landlord which remains uncured; (vi) TFS has received no
written notice from any applicable governmental authority of, or alleging any, violation of any
applicable law or regulation, including any environmental laws, with respect to the Sublet Premises
which remains uncured; (vii) TFS has given no written notices alleging any default which remains
uncured by the Master Landlord under the Master Lease, or that any event has occurred which, with
the passage of time, or the giving of notice, or both, would constitute an uncured default by the
Master Landlord under the Master Lease, nor to the best of TFSs knowledge, has any event occurred
which, with the passage of time, or the giving of notice, or both, would constitute an uncured
default by Master Landlord under the Master Lease. TFS makes no other representations or warranties
and hereby disclaims same. (b) As security for the payment of all of Brillians obligations under this Sublease, Brillian
hereby grants to TFS a security interest in and to all right, title and interest of Brillian in and
to the clean room equipment described generally on Exhibit H attached to this Sublease from
time to time located at the Premises (the Clean Room Equipment), and, in furtherance of
Brillians grant to TFS of the aforesaid security interest; (i) TFS and Brillian have executed that
certain Security Agreement dated of even date herewith (the Security Agreement, a true
and correct copy of which is attached hereto and Exhibit I; and (ii) Brillian has executed
and filed financing statements in accordance with the Uniform
Commercial Code, as the same may from time to time be in effect in the State of Arizona (the
UCC). Brillian hereby authorizes TFS to file and record (in such public records offices
as TFS may determine) such financing statements, continuation statements and other related filings
as TFS may reasonably determine to perfect its security interest in the Clean Room Equipment
pursuant to the Security Agreement. 7.MASTER LEASE. (a) All the rights and obligations of TFS contained in the Master Lease as they relate to the
Sublet Premises are hereby conferred and imposed upon Brillian, except as expressly modified and
amended by this Sublease. The rights and obligations of TFS in Sections 11, 16, 17 and 21 of the
Master Lease are expressly not conferred upon Brillian and Brillian expressly acknowledges that it
shall not be entitled to any of the rights or incur any of the obligations of TFS in Sections 11,
16, 17 and 21 of the 4




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Master Lease. Brillian covenants and agrees fully and faithfully to perform
the terms and conditions of the Master Lease as they relate to the Sublet Premises and this
Sublease on its part to be performed, including, but not limited to, all maintenance and repair
obligations and all compliance with law obligations. Brillian shall not do or cause to be done or
suffer or permit any act to be done that would or might cause the Master Lease, or the rights of
TFS as tenant under the Master Lease, to be endangered, canceled, terminated, forfeited, or
surrendered, or that would or might cause TFS to be in default thereunder or liable for any damage,
claim, or penalty. Brillian agrees, as an express inducement for TFSs executing this Sublease,
that if there is any conflict between the provisions of this Sublease and the provisions of the
Master Lease that would permit Brillian to do or cause to be done or suffer or permit any act or
thing to be done that is prohibited by the Master Lease, then the provisions of the Master Lease
shall prevail. All rights, remedies, and indemnifications given to the Master Landlord in the
Master Lease are hereby given to TFS under this Sublease. (b) Except as otherwise expressly provided in this subsection 7(b), TFS shall have no duty to
perform any obligations of or provide any services to be provided by the Master Landlord and shall
under no circumstances be responsible or liable to Brillian for any default, failure, or delay on
the part of the Master Landlord in the performance of any obligations under the Master Lease, nor
shall such default of the Master Landlord affect Brillians obligations hereunder; provided, that
in the event of any such default or failure of performance by Master Landlord, including, without
limitation, any failure on the part of Master Landlord to maintain any structural components of the
Sublet Premises, including load bearing walls or the roof, TFS agrees, upon notice from Brillian,
to make demand upon Master Landlord to perform its obligations under the Master Lease and to
otherwise cooperate reasonably with Brillian as Brillian may reasonably request, in enforcing the
remedies provided in the Master Lease. This Sublease is intended to be a so-called triple net
lease in that Brillian shall pay to TFS and TFS shall be entitled to receive from Brillian all Base
Rent, Building Services Rent and Variable Services Rent, net of costs of repair, operating costs,
taxes, insurance, and maintenance costs, other than with respect to the building services and other
services with respect to the Variable Services Rent that TFS is obligated under this Sublease to
provide. 8.EVENTS OF DEFAULT. The occurrence of any one of the following events shall
constitute an event of default (Event of Default) under this Sublease: (a) Brillian fails to pay Base Rent, Building Services Rent, Variable Services Rent, or any
other sum of money when due under this Sublease within three (3) business days after receipt by
Brillian of written notice from TFS that such amount is due; provided, however, that TFS shall
not be required to give more than two written notices in any twelve month period; (b) Brillian assigns this Sublease or sublets all or a portion of the Sublet Premises, or
attempts to do the aforementioned, in violation of Paragraph 20 hereof; (c) Brillian fails to perform any of its other obligations under this Sublease or the Master
Lease and such failure continues for thirty (30) days (or such shorter period of time as is granted
to TFS under the Master Lease) after the receipt by Brillian of written notice of default with
respect to such failure. Notwithstanding the foregoing, Brillian shall not be in default under this
Sublease with respect to any non-monetary breach (other than those listed in subparagraph b above)
that may be cured by the performance of affirmative acts if Brillian promptly commences the
performance of said affirmative acts and diligently prosecutes the same to completion as soon as
possible, and in any event, within not more than the time period prescribed for TFS to cure such
default under the Master Lease. Notwithstanding anything to the contrary contained in the
foregoing, if Brillian fails to maintain the insurance required in Paragraph 17 hereof, TFS may, in
addition to any other remedies herein contained, immediately upon such failure (but TFS shall not
be so obligated), at Brillians sole cost and expense, 5




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procure the insurance coverage required
herein, and if Brillian shall fail to reimburse TFS for the costs and expenses it incurred in
procuring such coverage, within fifteen (15) days of notice from TFS, an Event of Default shall
have occurred hereunder. 9.REMEDIES OF TFS. Upon the occurrence of an Event of Default, TFS shall have all of
the rights and remedies available under the Master Lease and at law or in equity. All remedies
shall be cumulative and non-exclusive. 10.ACCESS TO SUBLET PREMISES. Except in the event of an emergency in which case no
notice shall be required, TFS or Master Landlord or any of their respective agents, contractors, or
employees may enter the Sublet Premises during normal business hours upon 24 hours advance notice
(except in the event of an emergency), to inspect the Sublet Premises, or during the last six (6)
months of the term of this Sublease to show said property to persons seeking to rent or purchase
the Sublet Premises, or to make repairs or improvements to the Sublet Premises. 11.WAIVERS BY BRILLIAN; HOLDOVER. (a) Except for any notice expressly provided for in this Sublease, Brillian waives to TFS the
benefit of all laws now or hereafter in force, in this state or elsewhere, requiring notice to
vacate the Sublet Premises at the end of the term or any extensions or renewals thereof. Brillian
covenants and agrees to give up quiet and peaceful possession without further notice from TFS or
its agent at the end of the term of this Sublease. Brillian also waives to TFS the benefit of all
laws now or hereafter in force, in this state or elsewhere, exempting property from liability for
rent, or for debt. (b) If Brillian shall not immediately surrender the Sublet Premises on the day after the
termination or expiration of the term of this Sublease, then Brillian shall, by virtue of this
Sublease, become a sublessee at the sufferance of TFS at twice the immediately preceding Base Rent
agreed by
Brillian to be paid as aforesaid, and Brillian shall be subject to all of the other conditions
and covenants of this Sublease. 12.LATE PAYMENT. If Brillian shall fail to pay when the same is due and payable,
Base Rent, Building Services Rent, Variable Services Rent, or any other sums due under this
Sublease, interest shall be charged on all unpaid amounts at the amount of the late charge provided
for in the Master Lease. 13.INDEMNITY. In addition to the indemnity provided for in the Master Lease,
Brillian shall indemnify and hold TFS and Master Landlord harmless from and defend TFS and Master
Landlord with counsel reasonably satisfactory to TFS and Master Landlord against any and all
claims, liabilities, losses, damages, costs, and expenses, for any injury or damage to any person
or property whatsoever, occurring in, on, or about the Sublet Premises or other portions of the
Building or when such injury or damage shall be caused in part or in whole by the neglect, fault,
or omission of Brillian, its employees, invitees, contractors, subcontractors, licensees,
subtenants, or agents. TFS shall indemnify and hold Brillian harmless from and defend Brillian with counsel
reasonably satisfactory to Brillian against any and all claims, liabilities, losses, damages,
costs, and expenses caused by any representation or warranty made by TFS in Paragraph 6 hereof
being false or misleading, by any default by TFS under the Master Lease. Notwithstanding the foregoing, in no event shall either party be liable for consequential,
indirect, or special damages to the other party. 6




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14.MASTER LEASE DEFAULTS. TFS will not cause or knowingly allow to be caused any
default under the Master Lease which shall remain uncured at the expiration of the applicable cure
period set forth therein, unless such default arises out of a failure by Brillian to perform its
obligations under this Sublease. TFS will deliver to Brillian a copy of any notice of default by
TFS under the Master Lease within five (5) days after receipt thereof by TFS. In addition, in the
event TFS is in default under the Master Lease and such default continues beyond the expiration of
the applicable grace period set forth therein (a Master Lease Continuing Default),
Brillian shall thereafter have the right (but not the obligation) to cure such Master Lease
Continuing Default, if Brillians cure of such Master Lease Continuing Default is acceptable to
Master Landlord and provided that Brillian gives TFS prior written notice of such undertaking. 15.RESTORATION. Brillian shall immediately prior to the expiration or sooner
termination of this Sublease, surrender the Sublet Premises in the condition required under the
Master Lease and otherwise in broom clean and good condition, normal wear and tear excepted. In the
event of termination of this Sublease in any manner whatsoever, Brillian shall forthwith remove
Brillians goods and effects and those of any other persons claiming under Brillian or subtenancies
assigned to it, and quit and deliver the Sublet Premises to TFS peaceably and quietly. Goods and
effects not removed by Brillian on or before the date of termination of this Sublease (or within
forty-eight (48) hours after a termination by reason of Brillians default) shall be considered
abandoned. TFS shall give Brillian notice of right to reclaim abandoned property pursuant to
applicable local law and may thereafter dispose of the same as it deems expedient, including
storage in a public warehouse or elsewhere at the cost and for the account of Brillian, but
Brillian shall promptly upon demand reimburse TFS for any expenses incurred by TFS in
connection therewith, which obligation shall survive the termination or expiration of this
Sublease. 16.NOTICES. All notices hereunder shall be in writing and will be effective upon
receipt if delivered personally, or by nationally recognized overnight courier service to a partys
address set forth below or to such other address as either may give to the other in writing for
such purpose: TFS:
    
    Three-Five Systems, Inc.Attn: General Counsel1600 North Desert DriveTempe, Arizona 85281Brillian:
    
    Brillian CorporationAttn: Chief Financial Officer1600 North Desert DriveTempe, Arizona 85281
 17.BRILLIANS INSURANCE. (a) Brillian shall, at its sole cost and expense, maintain during the term hereof all
insurance coverages required to be maintained by the tenant under the Master Lease. Furthermore,
TFS has advised Brillian that in addition to all other insurance obligations of TFS, TFS is
required under the terms of the Ground Sublease to maintain a $5 million insurance policy to cover
catastrophic damage to the building that results from Brillians use of the leasehold premises (the
$5 Million Policy). The $5 Million Policy will name TFS as a beneficiary. In addition to all
other obligations of Brillian under this Sublease, upon request by TFS (but in no event more than 5
days after TFSs request), Brillian shall reimburse TFS for sixty percent (60%) of the premiums,
charges and costs paid or to be paid by TFS to purchase and maintain the $5 Million Policy. Copies
of all policies or certificates evidencing the insurance required to be maintained by Brillian
under this Sublease shall be delivered to TFS prior to the Commencement Date and renewals thereof
shall be delivered to TFS prior to the expiration of any such 7




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policy. If Brillian fails to adhere
to the requirements of this Paragraph 17, TFS, in addition to any other remedies it may have, may
obtain such insurance and charge the cost thereof to Brillian, which amount shall be payable by
Brillian upon demand. (b) All insurance required to be carried by Brillian shall be issued in the coverages and
amounts required under the Master Lease by responsible insurance companies, qualified to do
business in the locality where the Sublet Premises are located and reasonably acceptable to TFS and
Master Landlord and shall provide (i) that no change or cancellation of said policies shall be made
without thirty (30) days prior written notice to TFS and Brillian; (ii) that any coverage of TFS or
sum payable to TFS shall be unaffected by any act or omission of Brillian or any other insured
which might otherwise result in forfeiture of said insurance; and (iii) that the insurance company
issuing the same shall not have any right of subrogation against TFS or TFSs insurer. Each policy
and renewal shall name TFS, any mortgagee and Master Landlord as an additional insured and, in the
case of casualty insurance for other than Brillians personal property, shall name TFS as loss
payee. Copies of all policies or certificates evidencing the existence and amounts of said
insurance shall be delivered to TFS by Brillian upon request. Each policy shall also contain
provisions required by any mortgagee of the Sublet Premises or any portion thereof. (c) Copies of all policies or certificates evidencing said insurance shall be delivered to TFS
prior to the Commencement Date and renewals thereof shall be delivered to TFS prior to the
expiration of any such policy. If Brillian fails to adhere to the requirements of this Paragraph
17, TFS, in addition to any other remedies it may have, may order such insurance and charge the
cost thereof to Brillian, which amount shall be payable by Brillian upon demand. (d) Brillian hereby waives any and all rights of recovery against TFS and its officers,
employees, agents, and representatives for loss of or damage to Brillian or its property or the
property of others under its control, arising from any cause insured or required to be insured
against by Brillian, irrespective of whether such loss or damage is caused by negligence of TFS or
any of its employees, invitees, contractors, subcontractors, licensees, subtenants, or agents.
Brillian shall obtain and furnish evidence to TFS of the waiver by Brillians insurance carriers of
any right of subrogation against TFS. 18.ALTERATIONS. (a) Brillian shall not make any building or leasehold alterations or additions, including
remodeling or signage, without first obtaining Master Landlords and without first obtaining the
prior written consent of TFS, which consent of TFS shall not be unreasonably withheld, but which
consent of Master Landlord may be withheld as provided in the Master Lease. In the event that
Master Landlord shall consent to the making of any alternations or additions by Brillian, TFS shall
agree to also give its consent, so long as the obligations and liabilities of TFS under the Master
Lease are not increased and so long as Master Landlord shall not impose any additional
requirements, limitations, or restrictions on TFS as a result of giving its consent. If any such
alterations or additions are made, Brillian agrees not to permit any mechanics liens to be placed
on the Sublet Premises or any portion thereof and to cause any contract for work to be done at the
Sublet Premises to contain a waiver of the contractors right to file a mechanics lien. Any
alterations of any kind to the Sublet Premises or any part thereof, except Brillians trade
fixtures which can be removed without damage or defacement to the Sublet Premises or any other
portion of the Building, shall be surrendered with the Sublet Premises, as a part thereof, at the
end of the Sublease Term; provided, however, that TFS may require at the time TFS
and Master Landlord consent to such alteration or fixture Brillian to remove any alterations or
fixtures made by Brillian, and to repair any damage to the Sublet Premises caused by such removal,
all at Brillians sole expense. Any alterations installed by Brillian shall be deemed a part of the
Sublet Premises and shall be maintained and repaired by Brillian in the same manner as that
required for all other portions of the Sublet Premises. 8




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(b) Brillian shall have the right to place a sign or signs on the façade of the Building,
provided, however: (i) TFS (and the Master Landlord to the extent that such consent from the Master
Landlord is required under the Master Lease) shall have the right to consent to the size, style,
and location of any such signs, which consent shall not be unreasonably withheld or delayed; (ii)
any such signs shall comply with all applicable laws, rules, regulations, and covenants,
conditions, and restrictions of record; and (iii) TFS may require that Brillian remove any such
signs at the expiration of the Term and repair any damage to the Building caused by such removal,
all at Brillians sole expense. 19.CONDEMNATION. All compensation awarded or paid upon a total or partial taking of
the Sublet Premises shall belong to and be the property of TFS without any participation by
Brillian; provided, however, that nothing contained herein shall be construed to
preclude Brillian from prosecuting any claim directly against the condemning authority in such
condemnation proceedings for loss of business, and/or depreciation to, damage to, and/or cost of
removal of, and/or for the value of stock and/or trade fixtures,
furniture, and other personal property belonging to Brillian; provided,
however, that no such claim shall diminish or otherwise adversely affect TFSs and/or
Master Landlords award or the award(s) of any and all ground and underlying lessor(s) and
mortgagee(s). 20.ASSIGNMENT. (a) Without the written consent of TFS, which consent shall not be unreasonably withheld, and
without the consent of Master Landlord, Brillian shall not by operation of law or otherwise, assign
or mortgage this Sublease, or sublet or license the whole or any part of the Sublet Premises or
permit the Sublet Premises or any part thereof to be used or occupied by others. Notwithstanding
the foregoing, Brillian may, upon fifteen (15) days prior written notice to TFS but without TFSs
consent, assign or sublet all or any portion of the Sublet Premises to (i) any entity controlled by
or under common control with Brillian, or (ii) any successor to Brillian by merger or acquisition
of all or substantially of Brillians assets or the transferee of more than fifty percent (50%) of
Brillians capital stock, provided that in each case (i) the proposed assignee or Brillian has a
net worth greater than or equal to the greater of (a) Brillians net worth on the date of this
Sublease, or (b) Brillians net worth on the date of such assignment or sublease, and (ii) Brillian
obtains the prior written consent of the Master Landlord to such assignment or subletting. (b) Regardless of TFSs consent, no subletting or assignment shall release or alter Brillians
primary liability to pay Base Rent, Building Services Rent, Variable Services Rent, and to perform
all other obligations to be performed by Brillian hereunder. Upon a default hereunder by any
assignee or sublessee of Brillian, TFS may proceed directly against Brillian without the necessity
of exhausting remedies against such assignee or sublessee. TFS may consent to any subsequent
assignment or subletting of this Sublease and such action shall not relieve Brillian of liability
under this Sublease. (c) Each permitted assignee or transferee shall assume and be deemed to have assumed this
Sublease and shall be and remain liable jointly and severally with Brillian for the payment of the
Base Rent and Building Services Rent and Variable Services Rent, and for the due performance of all
of the provisions, covenants, conditions, and agreements herein contained on Brillians part to be
performed for the term of this Sublease. No otherwise permitted assignment or transfer shall be
binding on TFS unless such assignee or transferee shall deliver to TFS a counterpart of such
assignment and an instrument in recordable form which contains a covenant of assumption by the
assignee or transferee, but the failure or refusal of the assignee or transferee to execute such
instrument of assumption shall not release or discharge the assignee or transferee from its
liability as set forth above. (d) Any consent by TFS or Master Landlord to any act of assignment or subletting shall be held
to apply only to the specific assignment or subletting thereby authorized. Such consent shall 9




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not
be construed as a waiver of the duty of Brillian, or the legal representatives or assigns of
Brillian, to obtain from TFS or Master Landlord consent to any other or subsequent assignment or
subletting, or as modifying or limiting the rights of TFS or Master Landlord under the foregoing
covenant by Brillian not to assign or sublet without consent. (e) If this Sublease is assigned or transferred, or if the Sublet Premises or any part thereof
be underlet or occupied by any person other than Brillian, or if an Event of Default has occurred
hereunder, TFS may collect rent from the successor occupant and apply the net amount collected by
it to the rent herein reserved. No such collection shall be deemed a waiver of the prohibition
against assignment, sublets, and other transfers, or the acceptance of the successor occupant as
tenant, or a release of Brillian from the further performance of the covenants herein contained on
the part of Brillian. (f) TFS may freely assign this Sublease at any time without consent or notice to Brillian
provided that the assignee assumes all of the liabilities and obligations of TFS under this
Sublease and under the Master Lease. 21.NO BROKER. Brillian covenants, warrants, and represents that there was no broker
involved in consummating this Sublease, and that no conversations or prior negotiations were had
with any broker concerning the renting of the Sublet Premises. Brillian and TFS agree to defend,
indemnify, and hold the other party harmless against any claims for brokerage commission arising
out of any conversations or negotiations had by the indemnifying party with any broker. 22.LIABILITY OF TFS. TFS shall not be liable for any injury or damage to any person
or to any property at any time on the Sublet Premises from any cause whatsoever that may at any
time exist from the use or condition of said Sublet Premises or Building, or from failure of water
supply or electric current or from steam, electricity, water, gas, or rain which leak or flow from
or into any part of the Sublet Premises, or from breakage, leakage, obstruction or from
difficulties to the pipes, lines, appliances, plumbing, or lighting fixtures, awnings, or signs in
or upon the Sublet Premises, or from any other cause, during the term of this Sublease or any
renewal or extension hereof except to the extent solely caused by the gross negligence or
intentional misconduct of TFS or its agents. 23.EFFECT. This Sublease shall be binding upon the parties hereto, their successors
and permitted assigns, and may not be altered, amended, terminated, or modified except by written
instrument executed by each of the parties hereto. 24.DAMAGE OR DESTRUCTION. If the Sublet Premises shall be partially damaged by fire
or other cause, repairs shall be in accordance with the terms of the Master Lease which shall also
determine to what extent, if any, the rent shall be abated. If the Sublet Premises shall be totally
destroyed by fire or other cause at any time prior to the end of the term of this Sublease,
Brillian agrees to be bound by Master Landlords decision made in accordance with the applicable
terms of the Master Lease, if any, as to whether or not the Sublet Premises is to be restored and
whether or not the Master Lease shall remain in effect. Brillians obligation to pay rent under the
Sublease shall be governed by the terms of the Master Lease, if any, applicable to abatement of
TFSs rental under the Master Lease as it relates to the Sublet Premises. 25.NOTICE. Brillian shall notify TFS of any damage to the Sublet Premises by fire or
other casualty and also of any dangerous or defective condition within the Sublet Premises
immediately upon the occurrence of such fire or other casualty or discovery of such condition.
Except as affected by the giving or failure to give such notice, nothing herein contained shall be
deemed to limit or enlarge the respective rights and liabilities of either party arising from the
negligent acts or conduct of the other. 10




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26.RELATIONSHIP. It is understood, covenanted, and agreed between the parties hereto that nothing in this
Sublease shall constitute TFS an employer, employee, principal, agent, or partner of Brillian and
the relationship hereby created between the parties hereto shall be strictly and solely that of
sublessor and sublessee. 27.WAIVERS. No waiver of any covenant or condition by TFS shall be construed as a
waiver of a subsequent breach of the same or any other covenant or condition, and the consent or
approval by TFS to or of any act by Brillian requiring TFSs consent or approval shall not be
construed to waive or render unnecessary TFSs consent or approval to or of any subsequent similar
act by Brillian. 28.FORUM. This Sublease shall be governed by the laws of the state of Arizona. 29.JOINT AND SEVERAL LIABILITY; AUTHORITY. If two or more individuals, corporations,
partnerships, or other business associations (or any combination of two or more thereof) shall sign
this Sublease as sublessor, the liability of each such individual, corporation, partnership, or
other business association to pay rent and perform all other obligations hereunder shall be deemed
to be joint and several, and all notices, payments, and agreements given or made by, with, or to
any one of such individuals, corporations, partnerships, or other business associations shall be
deemed to have been given or made by, with, or to all of them. In like manner, if sublessor shall
be a partnership or other business association, the members of which are, by virtue of statute or
federal law, subject to personal liability, the liability of each such member shall be joint and
several. 30.NO OPTION; CONSENT OF MASTER LANDLORD. This Sublease shall become effective only
upon execution and delivery thereof by both parties and upon Ground Sublessors consent to the
terms of this Sublease in substantially the form of consent attached hereto as Exhibit J
and made a part hereof. TFS shall use best efforts to obtain Ground Sublessors consent; provided
that in no event shall TFS be obligated to commence any legal proceeding to obtain or attempt to
obtain Ground Sublessors consent. Master Landlord consented generally to this Sublease under
Section 21(a) of the Master Lease. 31.FORCE MAJEURE. Neither Brillian nor TFS shall be deemed in default under this
Sublease (excluding, however, monetary defaults) to the extent that any such failure stems from a
cause beyond the reasonable control of the respective party, including, without limitation, any act
of God, war, insurrection, applicable governmental or judicial law or regulation, zoning ordinance,
labor strike, order, or decree. 32.WAIVER OF TRIAL BY JURY. IT IS MUTUALLY AGREED BY AND BETWEEN TFS AND BRILLIAN
THAT THE RESPECTIVE PARTIES HERETO SHALL AND DO HEREBY WAIVE TRIAL BY JURY IN ANY ACTION,
PROCEEDING, OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER (EXCEPT FOR
PERSONAL INJURY OR PROPERTY DAMAGE) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY
WAY CONNECTED WITH THIS SUBLEASE, THE RELATIONSHIP OF TFS AND BRILLIAN, AND BRILLIANS USE OR
OCCUPANCY OF SAID SUBLET PREMISES. 33.GROUND SUBLEASE. (a) Brillian hereby expressly acknowledges that the sublease of the Sublet Premises is subject
and subordinate to the terms and conditions of the Ground Sublease. 11




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(b) All the obligations of TFS contained in the Ground Sublease as they relate to the Sublet
Premises are hereby conferred and imposed upon Brillian, except as expressly modified and amended
by this Sublease. Brillian covenants and agrees fully and faithfully to perform the terms and
conditions of the Ground Sublease as they relate to the Sublet Premises and this Sublease on its
part to be performed, including, but not limited to, all maintenance and repair obligations and all
compliance with law obligations. Brillian shall not do or cause to be done or suffer or permit any
act to be done that would or might cause the Ground Sublease, or the rights of TFS as tenant under
the Ground Sublease, to be endangered, canceled, terminated, forfeited, or surrendered, or that
would or might cause TFS to be in default thereunder or liable for any damage, claim, or penalty.
Brillian agrees, as an express inducement for TFSs executing this Sublease, that if there is any
conflict between the provisions of this Sublease and the provisions of the Ground Sublease that
would permit Brillian to do or cause to be done or suffer or permit any act or thing to be done
that is prohibited by the Ground Sublease, then the provisions of the Ground Sublease shall
prevail. All rights, remedies, and indemnifications given to the Ground Lessor in the Ground
Sublease are hereby given to TFS under this Sublease. (c) If any event occurs that would permit TFS to terminate the Ground Sublease as it relates
to the Sublet Premises, Brillian shall notify TFS of such occurrence and of its recommendations
immediately with regard to such termination rights. TFS shall decide in its reasonable discretion
whether or not to terminate the Ground Sublease and shall give Brillian written notice of such
decision. If TFS elects to terminate the Ground Sublease as it relates to the Sublet Premises, this
Sublease shall terminate on the earlier of the date of termination of the Ground Sublease or the
date which is (30) days after Brillians receipt of such written notice from TFS. In the event that
TFS elects to terminate the Ground Sublease prior to providing notice to the Ground Lessor, TFS
must provide prior written notice to Brillian of its intent to terminate this Sublease, and within
five (5) days after the receipt of such notice from TFS, Brillian may notify TFS in writing that it
intends to continue possession of the Sublet Premises under the terms and conditions of this
Sublease, in which case, TFS shall not exercise its right of termination under the Ground Sublease
as it relates to the Sublet Premises. (d) TFS shall have no duty to perform any obligations of or provide any services to be
provided by the Ground Lessor and shall under no circumstances be responsible or liable to Brillian
for any default, failure, or delay on the part of the Ground Lessor in the performance of any
obligations under the Ground Sublease, nor shall such default of the Ground Lessor affect
Brillians obligations hereunder; provided, that in the event of any such default or failure of
performance by Ground Lessor, TFS agrees, upon notice from Brillian, to make demand upon Ground
Lessor to perform its obligations under the Ground Sublease and to otherwise cooperate reasonably
with Brillian as Brillian may reasonably request, in enforcing the remedies provided in the Ground
Sublease. (e) TFS will not cause or knowingly allow to be caused any default under the Ground Sublease
which shall remain uncured at the expiration of the applicable cure period set forth therein,
unless such default arises out of a failure by Brillian to perform its obligations under this
Sublease. TFS will deliver to Brillian a copy of any notice of default by TFS under the Ground
Sublease
within five (5) days after receipt thereof by TFS. In addition, in the event TFS is in default
under the Ground Sublease and such default continues beyond the expiration of the applicable grace
period set forth therein (a Ground Sublease Continuing Default), Brillian shall
thereafter have the right (but not the obligation) to cure such Ground Sublease Continuing Default,
if Brillians cure of such Ground Sublease Continuing Default is acceptable to Ground Lessor and
provided that Brillian gives TFS prior written notice of such undertaking. (f) As provided in Section 30 hereof, TFS shall use its best efforts to obtain the consent of
the Ground Sublessor to this Sublease substantially in the form of Exhibit J attached
hereto in order that Brillian have the protections of Article 16 of the Ground Sublease as a
Permitted Sublease (as 12




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such term is defined in Section 17.2 of the Ground Sublease); provided,
that in no event shall TFS be obligated to commence any legal proceeding to obtain or attempt to
obtain Ground Sublessors consent. Furthermore, Brillian expressly acknowledges that TFS has the
right pursuant to Section 3.3 of the Ground Sublease to purchase the Land, in which event the
Master Ground Lease (as such term is defined in the Ground Sublease) shall be amended to delete the
Land as of the closing of such purchase, as more fully set forth in Section 3.3(B)(3) of the Ground
Sublease. In the event TFS purchases the Land, which event shall be evidenced by a written notice
of such purchase from TFS to Brillian, then in such event this Sublease shall be deemed a prime
lease by and between TFS, as owner of the Land, and Brillian, as tenant of the Sublet Premises. (g) As required by Section 17.2.B of the Ground Sublease, in the event the Ground Sublease is
terminated, Brillian will attorn to Ground Sublessor as provided in Article 16 of the Ground
Sublease. 34. EXHIBITS.Each of the exhibits attached hereto are made a part hereof. The
following is a list of exhibits attached to this Lease: Exhibit A
    
    
    
    Legal Description of LandExhibit B
    
    
    
    Copy of Ground SubleaseExhibit C
    
    
    
    Copy of Master LeaseExhibit D
    
    
    
    Depiction of Sublet Premises and Common AreasExhibit E
    
    
    
    ReservedExhibit F
    
    
    
    Building ServicesExhibit G
    
    
    
    Variable Services Rent servicesExhibit H
    
    -
    
    Description of Clean Room EquipmentExhibit I
    
    
    
    Form of Security AgreementExhibit J
    
    
    
    Form of Ground Sublessors Consent
 [Signature Page Follows] 13




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IN WITNESS WHEREOF, the parties have executed this Sublease as of the day and year first above
written. TFS:
    
    Brillian:THREE-FIVE SYSTEMS, INC., a Delaware
    
    BRILLIAN CORPORATION, a Delawarecorporation
    
    
    
    corporationBy:
    
    /s/ Jeffrey D. Buchanan
    
    By:
    
    /s/ Wayne A. PrattName:
    
    Jeffrey D. Buchanan
    
    Name:
    
    Wayne A. PrattTitle:
    
    Executive Vice President and
Chief Financial Officer
    
    Title:
    
    Vice President and Chief Financial
Officer
 14