EXHIBIT
10.6.1


AMENDMENT TO LEASE


 


                This Amendment to
Lease is made this 20th day of November, 1997, by and between BIOJECT, INC.
(hereinafter “Tenant #1”), OREGON AIR REPRESENTATIVES, INC. (hereinafter
“Tenant #2”), and BRIDGEPORT WOODS BUSINESS PARK LLC (hereinafter “Landlord”).


 


                WHEREAS, the
parties hereto have entered into a Lease Agreement dated September 10, 1996
(hereinafter “Lease #1”) affecting Bioject, Inc. and a Lease Agreement dated
August 27, 1997 (hereinafter “Lease #2”) affecting Oregon Air Representatives,
Inc., for space in Building 1 of Bridgeport Woods Business Park (hereinafter
referred to as “Premises #1 and Premises #2”);


 


                AND, WHEREAS, the
parties are desirous of entering into certain agreements modifying the
provisions of Lease #1 and Lease #2.


 


                NOW, THEREFORE, in
consideration of the Agreements herein set forth and contained, the parties
agree as follows, to wit:


 


1.             Effective January
1, 1998, Premises #1 shall be decreased by 2,083 square feet, resulting in a
new Premises #1 of 21,786 square feet, and Premises #2 shall be increased by
2,083 square feet, resulting in a new Premises #2 of 6,874 square feet, as
shown on Exhibit A-1 attached hereto.


 


2.             The term of the
leases shall remain unchanged:  Lease #1
terminating September 30, 2002 and Lease #2 terminating September 30, 2002.


 


3.             Effective January
1, 1998, Tenant #1’s pro rata share of building operating expenses will
decrease from 35.40% to 32.31%, decreasing Tenant #1’s current monthly payment
from $4,058.00 to $3,703.00.  Tenant
#2’s pro rata share of building operating expenses will increase from 7.11% to
10.20%, increasing Tenant #2’s current monthly payment from $815.00 to
$1,169.00.  (Building operating expenses
are subject to adjustment in accordance with paragraphs 4, 7, and 13 of the
leases).


 


4.             Effective January
1, 1998, Tenant #1’s payment for monthly base rent will decrease by $1,416.00,
from $16,230.00 to $14,814.00;  Tenant
#2’s payment for monthly base rent will increase by $1,416.00, from $3,130.00 to
$4,546.00.


 


5.             Effective April 1,
2000, Tenant #1’s payment for monthly base rent will decrease by $1,521.00,
from $17,425.00 to $15,904.00;  Tenant
#2’s payment for monthly base rent will increase by $1,521.00, from $3,365.00
to $4,886.00.


 


6.             Completion of the
tenant improvements necessary to prepare the subject space for inclusion into
Premises #2 will be completed by Oregon Air Representatives, Inc. at their cost
and expense.  This work will be
performed with a minimum of disruption to either Tenant’s ongoing daily
business and in accordance with the applicable provisions of the leases
relating to alterations (paragraph 8) and tenant improvements (paragraph
29).  Effective December 3, 1997, Tenant
#2 and


 


 

















 


its contractors will have access to the subject space in order to make
the necessary tenant improvements.


 


7.             Additional
provisions of the agreement between Tenant #1 and Tenant #2 are:


 


a.   Tenant #1
will continue to have the water supply and disposal for its Clean Room hooked
up with the plumbing in the restroom of the subject space.


 


b.   Tenant #1
will remove the roof exhaust fan from the machine shop.  Tenant #2 will repair the vacated roof
opening, at its cost and expense, in a manner acceptable to Landlord.


 


c.   Tenant #1
will remove all furniture and office equipment from the subject space, with the
exception of attachments to the premises, such as wall cabinets, sinks, etc.


 


d.   Tenant #2
will be responsible for making all tenant improvements, including the reworking
of the HVAC system and electrical systems so as to meter and control those
utilities by, and for the benefit and expense of, Tenant #2.


 


e.   Tenant #2
will remove and make available to Tenant #1 one set of the double doors that
are presently installed in the subject space. 
Tenant #2 will fill in the demising wall with building standard
materials where the double doors are to be removed.  During the process of removing the double doors and
reconstructing the wall, Tenant #2 will take extra care to close off the
opening with plastic shrouding in order to prevent particulate contamination to
Tenant #1’s production area.


 


8.             Except as expressly
modified above, all other terms and conditions of Lease #1 and Lease #2 shall
remain in full force and effect and are hereby ratified and confirmed.  Time is of the essence.


 


                IN WITNESS
WHEREOF, the parties have executed this Amendment to Lease as of the dates set
forth below.


 




	
  TENANT
  #1:

  	
   

  	
   

  	
  TENANT
  #2:

  
	
  BIOJECT, INC.

  	
   

  	
   

  	
  OREGON AIR

  
	
  an Oregon corporation

  	
   

  	
  REPRESENTATIVES, INC.

  
	
   

  	
   

  	
  an Oregon corporation

  
	
  By:

  	
   

  	
   

  	
  By:

  	
   

  
	
  Its:

  	
   

  	
   

  	
  Its:

  	
   

  
	
  Date:

  	
   

  	
   

  	
  Date:

  	
   

  
								






 


 


 


	
  LANDLORD:

  	
   

  
	
  BRIDGEPORT WOODS BUSINESS PARK LLC

  	
   

  
	
  By:

  	
   

  	 

	
  Its:

  	
   

  	 

	
  Date:

  	
   

  	 

					



 


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