LEASE AMENDMENT

          RENEWAL

I.	PARTIES

THIS AMENDMENT is by and between 8-L Newark 8371, LLC (the"Landlord") and SBS Technologies, Inc. (the"Tenant").  For the Premises located at 8371 Central Avenue, SuiteC, Newark, CA 94560.

II.	RECITALS

2.01	Tenant and Landlord, being parties to that certain Lease datedAugust 14, 1999 hereby express their mutual desire and intent to extendthe terms of the Lease and amend by this writing those terms, covenants andconditions contained in "1.2 Premises","1.2(b)Parking", "1.3 Term", "1.3(b) Option torenew", "1.5 Base Rent", "1.7 Security deposit","1.10 Real Estate brokers", and "49 Tenant Improvements"as hereinafter provided.

III.	AMENDMENTS

	3.01	"1.2 (a) Premises" shall hereafter additionally provideas follows:

The Premises shall be approximately 13,440 square feet of space as outlinedon Exhibit A attached hereto commonly known as 8371 Central Avenue, Suite C.

	3.02	"1.2(b) Parking" shall hereafter provide asfollows:

Tenant shall have use of 45 unreserved vehicle parking spaces and 0 Reservedvehicle parking spaces.

	

3.03	"1.3 Term" shall hereafter additionally provide asfollows:

			

The term of this Lease as amended shall be 44 months commencing onApril 1, 2004 and ending November 30, 2007. 

3.04	"1.3(b) Option to renew" shall hereafter additionallyprovide as follows:

			

Tenant shall be granted one three year option at market terms and conditions.Tenant shall give Landlord 6 months written notice of said exercise ofoption.

     "1.5 Base rent" shall hereafter additionally provide, in lieuof rent provided for in       

      the original Lease, as follows:

$11,424.00 per month, payable on the first day of each monthcommencing April 1, 2004 through March 31, 2005;

$11,827.20 per month, payable on the first day of each monthcommencing April 1, 2005 through March 31, 2006;

$12,230.40 per month, payable on the first day of each monthcommencing  April 1, 2006 through November 30, 2007.
Any rents which have already been paid by Tenant and received by Landlordthat are in excess of the amounts shown above for both Rent and Additional Rentshall be credited towards the next month of rent due.

 

3.06 	"1.6(b) Tenant's Share of Common Area Operating Expenses"shall 	hereafter additionally provide as follows:	40.21%
3.07	"1.7 Security Deposit" shall hereafter additionally provideas follows:

As long as Tenant is not in default the Security deposit shall be reduced to$13,000.00 on November 30, 2004. At Landlord's discretion and upon promptwritten notice to Tenant, the security Deposit refund shall be in the form of acheck or rent credit.

3.08	"1.10 (a)Real Estate brokers" shall hereafter provide asfollows:

Cornish and Carey Commercial represents the Landlord exclusively. CorporateRealty Advisors, in cooperation with Cresa Partners, represents the Tenantexclusively. Landlord shall pay Cornish and Carey Commercial a fee of $7,330.17upon execution hereof. Landlord shall pay Cresa Partners a fee of $14,660.35upon execution hereof.  

	3.09	  "4.2(d) shall hereafter provider the addition of thefollowing: 

	

		Increases in all controllable operating expenses shall be capped, ona cumulative   

basis, at a rate equal four percent (4%) annualized.

3.10	"49 Tenant Improvements" shall hereafter additionallyprovide as follows:

The Premises shall be demised as per Exhibit A attached hereto. Landlordshall pay for the demising wall(s), separately metering the Premises andreworking all electrical and HVAC needed due to the subdivision, and inaccordance with all applicable building codes (the "Landlord Work").In addition to the Landlord Work, Landlord shall provide Tenant $26,880.00 to beused on actual expenditures for Tenant improvements to the building (the"Tenant Improvement Work").  Landlord will promptly hire a contractoragreed upon by Tenant to do all  Landlord Work and Tenant Improvement Work..The total cost of the Tenant Improvement Work shall be approved in advance byTenant.  The fee charged by Landlord in connection with such Tenant ImprovementWork shall not exceed five percent (5%) of the cost of the Tenant ImprovementWork.  Landlord shall be responsible for ADA work required for all Landlord Workand Tenant Improvement Work for the current use. 

3.11	Tenant shall vacate the portion of the Premises being vacated withinten days after execution hereof.

3.12	Signage/Graphics.    Tenant will enjoy same signage rights as theycurrently enjoy, which includes building signage.

3.13.	Tenant shall have non-exclusive use of the roof of the Building forcommunications antennae and dishes subject to applicable laws and ordinances.In the event that roof penetration(s) are necessary, SBS agrees to use theLandlord's contractor so as not to void any roof warranty.  Tenant may maintainits existing rooftop equipment during the term of the Lease. Tenant shall nothave access to the roof without Landlord's representative present.

3.14	Landlord agrees, at the request of any secured lender to SBS, tonegotiate a commercial reasonable waiver of all lien rights against all ofTenant's equipment, trade fixtures, furniture, and other personalproperty.

				

IV.	INCORPORATION

4.01	Except as modified herein, all other terms and conditions of theLease between the parties above described, as attached hereto, shall continue infull force and effect.

IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as ofthe day and year written below.

 

LANDLORD:	TENANT:

	SBS Technologies, Inc.

/S/ Marc Barkdull_______________	By: /S/ Bruce E. Castle___________

Marc Barkdull - Manager	Bruce E. Castle, Vice President, 

	General Counsel & Secretary

Date_May 7, 2004_______________	Date  May 5, 2004