Rental Agreement

for non-residential rooms

Please mark applicable parts with a cross, fill in empty
spaces or cross them out.

Any boxes which are not marked with a cross do not form part
of the Agreement.

The following Rental Agreement is concluded

between Sabine u. Hermann Götzfried GbZ, Breitenbergstr. 4, 87719
Mindelheim

represented by Mr. Hermann
Götzfried

and										       - as Landlord -

Ortec Electronic Assembly, Westernacher Str. 39, 87719
Mindelheim

Represented by Mr. Rolf
Lochbrunner

- as Tenant -



1

Rented Property

(1) 	The rented property consists of

X  separate rooms 		X partial building 		


Post Code, Place: 87719 Mindelheim

Street, House no(s).: Im Eichet 12

In case of rooms: position within the building (floor, no. of rental
unit, if any)

See coloured marking according to the floor plan attached
hereto



Further parts of the room and auxiliary spaces of the rented property
(ancillary rooms) are:

No. of garages: - No. of parking spaces  No. of customer
parking spaces:  No. of separate basement rooms

Further rooms/spaces: Parking spaces between street and
building.

See floor plan/plan attached hereto.

Auxiliary spaces and operating facilities: (e.g. waste rooms, lifts, the
joint use of which results from their purpose):











(2)	Parts of the Agreement which identify the rented property are

X Floor Plan in the scale 1 :   X Calculation of the
main usable floor spaces 1)



1



2

Main Usage of the Rented Property

The rooms will be rented for the operation of a

Production Site for the "Equipping of Computer
Boards"																		&
#9;

3

Amendment of the Main Usage

(1) 	The rooms may only be used for the purposes
mentioned under   2. Amendments are subject to the Landlord's written consent.
If the usage is restricted, impeded or impossible for reasons which are caused
by the Tenant himself or the type of his trade or profession, he is not entitled
to derive any rights for cancellation or termination of the Agreement therefrom.

(2)	The Landlord ensures the use in a condition which is
fundamentally suitable for the intended purpose, unless otherwise agreed under
10. Any public, official or other authorizations and consents required for the
operation shall be obtained by the Tenant at his expense. The Landlord shall not
be liable for the obtainment of such.

(3)	If a required authorization or consent is not given
for reasons which are caused by the Tenant himself, he shall be entitled to
sublet the rented property, but the main usage mentioned under   2 shall
remain.

(4)	If a required authorization or consent is not given
for reasons for which the Tenant is not responsible himself, this shall be
deemed to be a dissolving condition for the tenancy. In this case, the Tenant is
obliged to pay the agreed rent for a further period of 6 months after
the return of the ownership of the rented property.

(5)	A right of reduction or termination shall be excluded.
In addition, he right of reduction according to   596 BGB [Civil Code]
shall also be excluded.

4

Type of Agreement and Term

(1)	The tenancy shall start on 01/07/2003.

(2)	
 The Rental Agreement has been concluded for an indefinite period of
time.

a) 
 The legal terminations notification period according to   580 a sec. 2 BGB
shall apply.

b) 
 The termination notification period which is applicable to both parties shall
be  calendar months.

to the end of one 	
 calendar month		
 calendar quarter 		
 calendar year.

(3)	
 This is a limited Rental Agreement without a right of option.

a) 
 The tenancy shall start on  and will end on

By way of derogation from   545 BGB, the tenancy will
not be prolonged for an indefinite time, if the Tenant continues to use the
rented property after the end of the rental period.

b) 
 The tenancy shall start on  and will end on

Upon the end of the rental period, the tenancy shall be prolonged


 by one year	
 by a further period of  years 	
 for an indefinite period

unless it will be terminated by one of the parties


 with the legal notification period according to   550 a sec. 2 BGB


 with a notification period of  calendar months

to the end of one 	
 calendar month	      
 calendar quarter 	
 calendar year.

By way of derogation from   545 BGB, the tenancy shall not be
deemed to be prolonged for an indefinite period of time, if the Tenant continues
to use the rented property after the end of the rental period.



(4)	X This is a limited rental agreement with a right of option for the
Tenant.

a) X The rental agreement shall be valid for a fixed period
of 5 years and will end at the end of this period of time. However, the
Tenant is entitled to prolong the tenancy by a further period of 5 years
according to the conditions hereof, by making a written statement. The Landlord
must receive the Tenant's statement six months before the end of the original
tenancy at the latest. The condition of receipt shall be deemed to be fulfilled
if the Landlord has received the statement on the 3rd working day of
the first of these six months at the latest.

b) 
 If the tenancy was prolonged due to the exercise of the Tenant's right of
option, the Tenant is entitled to exercise this right in the same way for
- more time(s).

c) If the Tenant exercises his right of option, the Landlord
is entitled to an ordinary right of termination for the first time at the end of
the rental period which results from the last exercise of the right of option by
the Tenant. The notification period shall be 3 months. The condition of
receipt shall be deemed to be fulfilled if the Tenant has received the statement
at the 3rd working day of the first of these three months at the
latest.

d) If the Tenant does not exercise his right of option, the
tenancy shall be prolonged for an indefinite period of time, in case of doubt.
Either party may terminate it with a notification period of 6 months

to the end of one	X calendar month		
 calendar quarter 		
 calendar year.

(5)	The termination and the exercise of the right of option shall be made
in writing.

(6)	The tenancy shall not end upon the death of the
Tenant. The special termination right of the heir according to   580 BGB shall
be excluded.

6

Rental Conditions

|                                                                                        | Amount, Currency
|--------------------------------------------------------------------------------------- | ----------------
|(1)	The monthly rent to be paid in advance
amounts to                                   | Euro 3,000.00   
|In addition, the following prepayments shall
be made per month:                         |                 
|a) for heating and warm water costs
Direct Settlement                                   |                 
|b) for all other operating costs, according
to Annex 5 of   27 of II Calculation Ruling | Euro 125.00     
|c) for the following further operating costs,
namely                                    |                 
|Water                                                                                   | Euro 100.00     
|                                                                                        |                 
|Monthly Total:                                                                          | Euro 3,225.00   
|Plus Turnover Tax                                                                      





(3) 	X Graduated Rent

The monthly rent without operating costs shall amount to:



|         |            |    |            |  | Amount, Currency
|-------- | ---------- | -- | ---------- |  | ----------------
|1. from  | 01.07.2003 | to | 30.06.2004 |  | Euro 3,000.00   
|2. from  | 01.07.2004 | to | 30.06.2005 |  | Euro 3,075.00   
|3. from  | 01.07.2005 | to | 30.06.2006 |  | Euro 3,152.00   
|4. from  | 01.07.2006 | to | 30.06.2007 |  | Euro 3,231.00   
|5. from  | 01.07.2007 | to | 30.06.2008 |  | Euro 3,312.00   
|6. from  | 01.07.2008 | to | 30.06.2009 |  | Euro 3,395.00   
|7. from  | 01.07.2009 | to | 30.06.2010 |  | Euro 3,480.00   
|8. from  | 01.07.2010 | to | 30.06.2011 |  | Euro 3,567.00   
|9. from  | 01.07.2011 | to | 30.06.2012 |  | Euro 3,656.00   
|10. from | 01.07.2012 | to | 30.06.2013 |  | Euro 3,747.00   













(5)	Unless otherwise agreed, all payments shall be made to
the account of the Landlord specified below, they shall be made in advance, free
of charge and until the 3rd working day of the month at the
latest:

Bank: VOLKSBANK
MINDELHEIM

Account no.: 638781	Bank Code 731 900
00

A change of the bank relation shall be reserved.

(6)	Turnover Tax

If the main usage of the rented property is the
distribution, delivery or rendering of such services which are subject to
turnover tax according to the Turnover Tax Law, the Landlord may request that
the Tenant pays the legal turnover tax for such rooms which are used for those
works or services, such payment to be made separately and in addition to the
rent applicable to such rooms.


 The Landlord hereby waives the exercise of such right.

X The Landlord hereby makes use of such right.

In case of the second alternative, the following shall apply in
addition:

The Landlord undertakes to issue invoices for the rent to
be paid stating the turnover tax as a separate item. The maturity of the rent
shall remain unaffected thereby.

If the turnover tax option is chosen, the Tenant is
obliged to provide the Landlord with an annual confirmation from his Tax
Consultant or with any other evidence which the Landlord requires in order to
proof to the Tax Authority that the preconditions for the option right exist,
such provision shall be made until April 30 of every year.

6

Duty of Operation

If the main usage of the rented property is the operation
of a retail or service trade or if it is intended for freelance activities, the
Tenant is obliged to maintain the operation during the business hours which are
common in the industry, or, in case of a freelance profession, during the
working hours which are common in the respective business branch and to use all
rooms according to the purpose described under   2 during the term of the
tenancy.

The closing of the operation due to a company holiday is permitted for a
maximum of 5 weeks per year.

If the Tenant infringes his duty of operation, the Landlord
is entitled to terminate the contractual relationship after a written warning in
case of continuation of or repeated interruption of the operation.



7

Protection from Competition

(1) 	If the Landlord owns or holds further rooms within
the building or within a radius of 200 m, the Landlord undertakes to not rent
them out to interested parties the goods or services of which would compete with
the ones of the Tenant. The Landlord also assures the Tenant protection from
competition, when the Landlord himself uses the rooms in the estate or in
properties which he owns within the radius mentioned above. A protection from
competition shall not exist if the goods and services offered by the interested
party or the Landlord would only insignificantly overlap with those which the
Tenant desires to offer.

(2)	A protection from competition vis-à-vis
existing tenancies shall be excluded. The Tenant is aware of the tenancies
existing at the time of conclusion hereof and of the important services and
offers carried out by the other tenants in the rented rooms.

(3)	During the rental period, the Tenant undertakes to
refrain from carrying out any activity in the rented rooms which locally
competes with the activity of the Landlord or that of other tenants of the
estate. A protection from competition shall not exist, insofar as the activity
of the Tenant is conditional on the main usage mentioned under  2.

8

Promotional Measures

The Tenant is entitled to attach a sign, the size and
design of which corresponds to existing signs. In general, the attachment of
promotional facilities shall be subject to the Landlord's prior written consent.
Insofar as authorizations are required, they are the responsibility of the
Tenant.

Upon the end of the rental period, the Tenant undertakes to
remove any and all promotional facilities at his own expense and to restore the
original condition. This shall also apply if the authorization is revoked.

9

Insurances

The Tenant is obliged to take out a business liability
insurance, a glass insurance and a burglary/theft insurance and to maintain it
throughout the rental period.

10

Alterations, Maintenance, Basic Repair

- Alterations

The following contractual condition on alterations shall  X become part
of the Agreement. 
 not become part hereof.

If alterations of the rented rooms or the rented property are
required to ensure an efficient operation, these shall be the responsibility of
the Tenant. These are subject to the Landlord's separate written consent. The
consent may only be refused for an important reason.

Important reasons are, inter alia:

- 	if public, official authorizations required for the alteration have not
been obtained;

or

-	if the usage rights of other tenants would be
significantly impeded by the alteration which might result in a claim for rent
reduction.

Insofar as the Tenant has carried out alterations for which
the Landlord has given his consent, he may determine at the end of the tenancy
if the original condition should be restored or not. The Tenant has neither a
right of seizure regarding the objects which he has permanently installed in the
building nor a claim for compensation for any possible increase of value.

- Maintenance

The continuing maintenance (required repairs in the rooms and facilities)
shall be the responsibility of the

X Tenant			
 Landlord.

Major maintenance measures, especially at exterior walls, in
the hallways or on the roof shall be the responsibility of the Landlord. Major
maintenance measures exist whenever the costs of the individual measure exceeds
an amount of 
amount, currency

Euro 500.00.

- 
- Basic Repair

The basic repair shall be carried out within appropriate
periods of time - at least every five years, beginning with the contractual
period. If the tenancy ends before the end of the period of 5 years, the
Landlord may claim a percentage proportion of the renovation costs which will be
calculated according the period of time which has passed since the last
renovation in proportion to the full renovation cycle. If no full renovation
cycle has passed by since the Tenant has moved in, the proportion of the
renovation costs shall be calculated from the date on which the Tenant moved in.
For every year in which the Tenant did not carry out basic repair, he shall
contribute 20 % to the costs arising therefrom. In case of doubt, the costs will
be calculated based on a quotation provided by an expert specified by the
Landlord.

Basic repairs comprise the painting of walls and ceilings,
the cleaning of floors, varnishing of radiators and heating tubes, interior
doors as well as the interior side of the window frames and the exterior doors,
if these are made of wood.

11

Rental Security

X 	Before the delivery of the rented rooms, the Tenant
undertakes to provide a unconditional, unlimited, irrevocable, directly
enforceable, written guarantee from the following bank

- to be specified -

Amount, Currency

with an amount of Euro 14,600.00 and to submit the
guarantee certificate to the Landlord. The guarantee must contain the waiver of
objections and the obligation to pay the guaranteed amount upon the Landlord's
request.


 	The Tenant undertakes to pay to the Landlord a rental deposit of
 to a special account under the name of the Tenant:

Bank:

Account no.: 	Bank Code

The Landlord shall have the exclusive right of disposal for the
account.

X	Before the delivery of the rented property, the Tenant
undertakes to provide a letter of comfort of his parent company SBS
Technologies GmbH & Co. KG, Memminger Str. 14, 86159 Augsburg

which meets the legal conditions of the guarantee mentioned above.

The Landlord may make use of the rental security

- 	if, during the rental period, the Tenant is in arrears
with the rent payment and if such default amounts to a minimum of one monthly
rent;

-	if damage is caused to the rented rooms and significant
parts thereof by the Tenant and when the Landlord is responsible for the remedy
of such damage or if the Landlord remedies the damage as a replacement measure
because it is not remedied by the Tenant despite a written warning served to
him;

- 	if agreed renovation measures have not been carried out by the Tenant
upon the end of the tenancy;

- 	if the Landlord has other claims against the Tenant resulting from the
tenancy.

If the Landlord makes use of the rental security during the
rental period for a reason mentioned above, the Tenant is obliged to immediately
restore it in its entire scope.

12

Person of the Tenant - Change of the Legal Form

If several persons act as Tenant, these persons authorize
each other irrevocably to receive any declarations of intent issued by the
Landlord.

If the Tenant's legal form changes, he shall immediately
inform the Landlord thereof. The same shall apply when the business of the
Tenant is transferred to other natural or legal persons.

The transfer to another natural or legal person shall be
subject to the Landlord's consent. The same shall apply if the Tenant is a
natural person or consists of a natural person and when the business is changed
to a legal form where the liability of the company is limited.

If the consent is not given, the former persons shall remain the contractual
party.

The Landlord may request in any case, that besides the legal
successor, the former Tenant remains liable as joint guarantor for any
liabilities arising from the tenancy.



13

Additional Agreements

1. 	Upon delivery, the object is in a newly renovated
condition and shall be returned in the same condition at the end of the
tenancy.

2.	The Landlord will carry out installations and
alterations according to the discussion of 24/03/03.

3.	The ESD floor in the rented rooms will be installed by the Tenant.



































14

Parts of the Contract

Parts of the Agreement are:

X The General Rental Conditions

X The Rules for Residents

X The Listing of the Operational Costs

X The Take-over Protocol which was prepared during the delivery of the
rooms/the building





Place, date





/S/ Adrian Bernhard				/S/ Landlord

Tenant							Landlord



General Rental Conditions

No. 1

Set-off of Counter-demands

The Tenant may only set-off the rent payment with a claim
for damages within the meaning of   536 a BGB or exercise a right of retention
if he informs the Landlord thereof in writing at least one month before the
maturity of such rent payment. The Tenant may only set-off with other claims, if
these are undisputed or have been found to be legally valid. The Tenant may set-
off with a claim from    538, 812 BGB without limitation.

No. 2

Subletting

The Tenant is not entitled to sublet the rented rooms, in
total or in part, or to transfer them to third parties for use without the
Landlord's prior consent.

In case of unauthorized subletting, the Landlord may request
that the Tenant immediately terminates the subletting relationship at the next
possible date of termination. If he fails to do this, the Landlord may terminate
the tenancy without notice.

The Landlord may revoke a granted authorization for subletting for an
important reason.

No. 3

Landlord's Lien to installed Objects

The legal conditions apply to the Landlord's lien.

The Tenant states that objects which he installs in the
rented rooms upon moving in, are his free property and are not distressed or
pledged, except the following objects:









The Tenant is obliged to immediately inform the Landlord of a
distraint of objects which the Tenant has installed by stating the pledge holder
and the bailiff.

No. 4

Access to the Rented Room by the Landlord

(1)	The Landlord and his representatives are entitled
to access the rented rooms after having previously informed the Tenant for the
purpose of determining any damage and defect or necessary structural work and to
read measuring devices. For the purpose of exercising a lien (no. 3), the
Landlord and his representatives are entitled to access the rented rooms alone
or accompanied by a witness.

(2)	If the Landlord wishes to sell the house or if the
tenancy has been terminated, the Landlord or his representatives may access the
rented rooms at a previously announced time together with the parties which are
interested in buying or renting the property. The inspection is permitted on
working days between 9.00 and 12.00 am and between 3.00 and 6.00 pm.

(3) 	In case of longer absences, the Tenant shall ensure
that the Landlord and his representatives may access the rented rooms in the
cases mentioned above.

No. 5

End of the Rental Period

Upon the end of the rental period, the rented rooms shall
be returned in a due and clean condition including all keys, even those which
the Tenant procured himself.   10 of the Agreement shall apply in addition.

No. 6

Amendments or Supplements of the Agreement

Amendments or supplements of this Agreement shall be made in writing to
be valid and shall be signed separately by the parties. This shall also apply to
the waiver of the written form clause.