<PAGE>


                                                                   Exhibit 10.15


                               AMENDMENT TO LEASE

         THIS AMENDMENT TO LEASE (this "AMENDMENT") is entered into as of the
24th day of July, 2000, by and between BCIA NEW ENGLAND HOLDINGS LLC, a Delaware
limited liability company with an address of One Boston Place, Boston,
Massachusetts 02108-4406 ("LANDLORD") and PRI AUTOMATION, INC., a Massachusetts
corporation, formerly known as Precision Robots, Inc., with an address of 805
Middlesex Turnpike, Billerica, Massachusetts 01821 ("TENANT").

                                    RECITALS

A.       Landlord is the owner of certain real property located and known as 805
         Middlesex Turnpike, Billerica, Massachusetts (the "LOT") and the
         building thereon (the "BUILDING") (the Lot, together with the Building
         and all other improvements thereon, are hereinafter collectively
         referred to as the "PREMISES");

B.       Reference is made to that certain lease dated as of May 5, 1994 entered
         into between The Prudential Insurance Company of America, as
         predecessor in interest to Landlord, as landlord (the "ORIGINAL
         Landlord"), and Precision Robots, Inc., as tenant, with respect to the
         Premises;

C.       Landlord is the current owner of the Premises and the current holder of
         the landlord's interest under the Lease, and Tenant is the current
         holder of the tenant's interest under the Lease;

D.       Pursuant to the Lease, Tenant has been, and is now, in occupancy of the
         Premises;

E.       Pursuant to the Lease, the term thereof is set to expire on July 31,
         2001;

F.       Landlord and Tenant desire to amend the Lease in order to, among other
         things, extend the term of the Lease upon the terms and conditions set
         forth herein;

         NOW THEREFORE, for valuable consideration, the receipt and sufficiency
of which is hereby mutually acknowledged, Landlord and Tenant hereby agree as
follows:

                                   AGREEMENTS

         1.       CAPITALIZED TERMS. Each capitalized term appearing but not
                  defined herein shall have the meaning, if any, ascribed to
                  such term in the Lease.

         2.       RECITALS. The recitals above set forth are true and complete
                  and are incorporated herein by reference.


<PAGE>


         3.       AMENDMENTS. As of the date hereof, the Lease is amended as
                  follows:

                  a.       LANDLORD. Throughout the Lease, the words "The
                           Prudential Insurance Company of America" are hereby
                           deleted and the words "BCIA New England Holdings LLC,
                           a Delaware limited liability company" are hereby
                           inserted in lieu thereof.

                  b.       TENANT. Throughout the Lease, the words "Precision
                           Robots, Inc." are hereby deleted and the words "PRI
                           Automation, Inc., a Massachusetts corporation" are
                           hereby inserted in lieu thereof.

                  c.       REFERENCE DATA. In Exhibit 1 to the Lease (REFERENCE
                           DATA):

                           (i)      In the section thereof in which the term
                                    "Premises" is defined, the words "consisting
                                    of 122,342 square feet (SF)" are hereby
                                    deleted and the words "agreed to contain
                                    122,342 square feet (SF)" are hereby
                                    inserted in lieu thereof.

                           (ii)     In the section thereof in which the term
                                    "Term" is defined, the words "Seven (7)
                                    years" are hereby deleted and the words
                                    "Seventeen (17) years" are hereby inserted
                                    in lieu thereof.

                           (iii)    In the section thereof in which the term
                                    "Rent" is defined, the following language is
                                    hereby inserted at the end thereof:
<TABLE>
<S>                                   <C>                   <C>
"Year 8 $19.50 per SF Net, Net, Net,  $2,385,669 per year;  $198,805.75 per month

Year 9 $19.50 per SF Net, Net, Net,   $2,385,669 per year;  $198,805.75 per month

Year 10 $19.50 per SF Net, Net, Net,  $2,385,669 per year;  $198,805.75 per month

Year 11 $19.50 per SF Net, Net, Net,  $2,385,669 per year;  $198,805.75 per month

Year 12 $19.50 per SF Net, Net, Net,  $2,385,669 per year;  $198,805.75 per month

Year 13 $23.50 per SF Net, Net, Net,  $2,875,037 per year;  $239,586.42 per month

Year 14 $23.50 per SF Net, Net, Net,  $2,875,037 per year;  $239,586.42 per month

Year 15 $23.50 per SF Net, Net, Net,  $2,875,037 per year;  $239,586.42 per month

Year 16 $23.50 per SF Net, Net, Net,  $2,875,037 per year;  $239,586.42 per month

Year 17 $23.50 per SF Net, Net, Net,  $2,875,037 per year;  $239,586.42 per month"
</TABLE>

                  d.       EXPIRATION DATE. In ARTICLE I of the Lease (TERM), in
                           the third (3rd) line of the first (1st) paragraph
                           thereof, the date "July 31, 2001" is hereby deleted
                           and the date "July 31, 2011" is hereby inserted in
                           lieu thereof.

                  e.       TAXES. In ARTICLE II of the Lease (PAYMENT OF RENT),
                           in Section 2.2 thereof (Taxes), the second and third
                           sentences thereof are hereby


                                                                               2
<PAGE>


                           deleted effective as of August 1, 2000 and the
                           following sentences are hereby inserted in place
                           thereof as of such date:

                           "Estimated payments by Tenant on account of Taxes
                           shall be made on the first day of each and every
                           calendar month during the Term of this Lease, in the
                           fashion herein provided for the payment of fixed
                           rent. The monthly amount so to be paid to Landlord
                           shall be sufficient to provide Landlord by the time
                           real estate tax payments are due with a sum equal to
                           Tenant's required payment, as reasonably estimated by
                           Landlord from time to time, on account of Taxes for
                           the then current Tax Year as hereinafter defined.
                           "Tax Year" shall mean a twelve (12) month period
                           commencing on July 1 and falling wholly or partially
                           within the Term. Once annually, Landlord shall advise
                           Tenant of the amount of the tax bills for the prior
                           Tax Year and the computation of Tenant's payment on
                           account thereof. If estimated payments theretofore
                           made by Tenant for the Tax Year covered by such bills
                           exceed the required payment on account thereof for
                           such Tax Year, Landlord shall credit the amount of
                           overpayment against subsequent obligations of Tenant
                           on account of Taxes (or promptly refund such
                           overpayment if the Term of this Lease has ended and
                           Tenant has no further obligation to Landlord); but if
                           the required payments on account thereof for such Tax
                           Year are greater than estimated payments theretofore
                           made on account thereof for such Tax Year, Tenant
                           shall pay the difference to Landlord as additional
                           rent within thirty (30) days after being so advised
                           by Landlord in writing, and the obligation to make
                           such payment for any period within the Term shall
                           survive the expiration or earlier termination of the
                           Term."

                  f.       INSURANCE. In ARTICLE II of the Lease (PAYMENT OF
                           RENT), in Section 2.2.3 thereof (Insurance), the
                           following shall be added to the end of the first
                           sentence thereof:

                           "; provided, however, that from and after August 1,
                           2000, Tenant shall provide Comprehensive Liability
                           Insurance indemnifying Landlord and Tenant against
                           all claims and demands for any injury to person or
                           property which may be claimed to have occurred on the
                           Premises or at the Property as follows: $5,000,000.00
                           per occurrence/$10,000,000.00 aggregate (combined
                           single limit) for property damage, bodily injury or
                           death."

                  g.       UTILITIES. Section 2.3 of the Lease is hereby deleted
                           and the following is hereby inserted in its place:
                           "2.3 UTILITIES Tenant agrees to pay directly to the
                           utility companies providing utilities to the Premises
                           all charges for utilities consumed at the Premises,
                           including without limitation, gas, electricity, and
                           water and sewer charges."


                                                                               3
<PAGE>


                  h.       ADDITIONAL COVENANTS. In ARTICLE III of the Lease
                           (ADDITIONAL COVENANTS OF TENANT):

                           (i)      In Section 3.1.2 thereof, (A) the first
                                    sentence thereof is hereby amended to insert
                                    the words: "the roof and" before the word
                                    "both", (B) in the fourth sentence thereof,
                                    the phrase "make all repairs to the
                                    Building" is hereby replaced by the phrase:
                                    "make all repairs and replacements to the
                                    Premises except the Landlord's Repair
                                    Obligations, as defined below," and (C) the
                                    last sentence thereof is hereby deleted and
                                    replaced with the following:

                                    "Notwithstanding anything to the contrary
                                    herein contained, except as otherwise
                                    provided in this Lease, Landlord agrees to
                                    perform the following ("Landlord's Repair
                                    Obligations"): (a) to keep in good order,
                                    condition and repair the Structure, as
                                    defined below, of the Building and (b) to
                                    replace the roof of the Building and the
                                    HVAC system of the Building when and if
                                    required in Landlord's sole reasonable
                                    judgment. If, during the Term of this Lease,
                                    Landlord shall make a capital expenditure
                                    for replacement of the HVAC system of the
                                    Building, then, (1) to the extent that any
                                    individual capital expenditure for such
                                    purpose shall be less than $25,000.00 or any
                                    set of capital expenditures for such purpose
                                    shall be less than $50,000.00 in any
                                    calendar year, Tenant shall pay to Landlord
                                    the amount thereof as additional rent
                                    hereunder within thirty (30) days of written
                                    notice thereof and (2) to the extent that
                                    any individual capital expenditure for such
                                    purpose shall exceed $25,000.00 or any set
                                    of capital expenditures for such purpose
                                    shall exceed $50,000.00 in any calendar
                                    year, Tenant shall pay to Landlord as
                                    additional rent hereunder, in equal monthly
                                    installments for the remainder of the Term,
                                    from and after the date of such
                                    expenditure(s), an amount for each such
                                    calendar year equal to the annual charge-off
                                    of such capital expenditure. Annual
                                    charge-off shall be determined by dividing
                                    the original capital expenditure or
                                    expenditures PLUS an interest factor,
                                    reasonably determined by Landlord, as being
                                    the greater of (a) the per annum interest
                                    rate then being charged for long-term
                                    mortgages by institutional lenders on like
                                    properties within the locality in which the
                                    Property is located or (b) twelve percent
                                    (12%) per annum, by the number of years of
                                    useful life of the capital expenditure or
                                    expenditures; and the useful life shall be
                                    determined reasonably by Landlord in
                                    accordance with generally accepted
                                    accounting principles and practices in
                                    effect at the time of making such
                                    expenditure or expenditures. As used herein
                                    the term "Structure" means the load bearing
                                    portions of the walls, columns, beams,
                                    concrete slab, footings, and structural
                                    beams of the roof, in each case necessary to
                                    preserve the load bearing capacity thereof,
                                    and the outer facade of the outer walls
                                    (specifically excluding all windows, window
                                    casings, glass, and doors)."


                                                                               4
<PAGE>


                           (ii)     The following is hereby inserted at the end
                                    of Section 3.3:

                                    "If Tenant assigns this Lease or sublets or
                                    otherwise permits occupancy of the Premises
                                    or any portion thereof and Landlord consents
                                    to the same, Tenant shall pay to Landlord as
                                    additional rent, fifty percent (50%) of the
                                    amount, if any, by which (a) any and all
                                    compensation received by Tenant as a result
                                    of such assignment or sublease, or other
                                    occupancy, net of reasonable expenses
                                    actually incurred by Tenant in connection
                                    with such assignment or sublease or other
                                    occupancy (with fit-up costs and brokerage
                                    fees being amortized without interest over
                                    the remaining Term (or, with respect to
                                    fit-up costs, the useful life thereof, if
                                    greater than the remaining Term) and with
                                    such amortization and such excess payments
                                    being recalculated upon any extension or
                                    renewal of the Term hereof) exceeds (b) in
                                    the case of an assignment, the Rent under
                                    this Lease, and in the case of a sublease or
                                    other occupancy, the portion of the Rent
                                    allocable to the portion of the Premises
                                    subject to such subletting or other
                                    occupancy. Such payments shall be made on
                                    the date the corresponding payments under
                                    this Lease are due."

                           i.       RIGHTS OF MORTGAGEES. In ARTICLE VII of the
                                    Lease (MISCELLANEOUS), Section 7.2 thereof
                                    is hereby amended and restated to read in
                                    its entirety as follows:

         7.2 RIGHTS OF MORTGAGEES.

                  7.2.1    GENERAL. Provided Tenant receives a fully-executed
                           original of the SNDA, as defined below, or a similar
                           instrument reasonably acceptable to Tenant, this
                           Lease shall be subject and subordinate to the lien
                           and terms of any mortgage, deed of trust or ground
                                   lease or similar encumbrance (collectively, a
                           "Mortgage", and the holder thereof from time to time
                           the "Holder") from time to time encumbering the
                           Premises, whether executed and delivered prior to or
                           subsequent to the date of this Lease; provided,
                           however, that the Holder may at any time elect to
                           subordinate the lien and terms of any such Mortgage
                           to this Lease. If this Lease is subordinate to any
                           Mortgage and the Holder or any other party shall
                           succeed to the interest of Landlord pursuant to the
                           Mortgage (such Holder or other party, a "Successor"),
                           Tenant shall attorn to the Holder or Successor and
                           this Lease shall continue in full force and effect
                           between the Holder or Successor and Tenant. Tenant
                           agrees to execute such instruments of subordination
                           or attornment in confirmation of the foregoing
                           agreement as the Holder or Successor reasonably may
                           request. With respect to each Mortgage encumbering
                           the Premises from time to time during the Term,
                           Tenant agrees to execute a subordination,
                           non-disturbance and attornment agreement ("SNDA") in
                           substantially the form attached hereto as EXHIBIT C,
                           and Landlord shall cause the current Holder of


                                                                               5
<PAGE>


                           the current Mortgage, and make reasonable efforts to
                           cause any future Holder of any future Mortgage, to
                           execute same, and upon any such execution Landlord
                           shall deliver such executed SNDA to Tenant.

                  7.2.2    ASSIGNMENT OF RENTS AND TRANSFER OF TITLE. With
                           reference to any assignment by Landlord of Landlord's
                           interest in this Lease, or the rents payable
                           hereunder, conditional in nature or otherwise, which
                           assignment is made to the Holder of a Mortgage on
                           property which includes the Premises, Tenant agrees
                           that the execution thereof by Landlord, and the
                           acceptance thereof by the Holder of such Mortgage
                           shall never be treated as an assumption by such
                           Holder of any of the obligations of Landlord
                           hereunder unless such Holder shall, by notice sent to
                           Tenant, specifically otherwise elect and, except as
                           aforesaid, such Holder shall be treated as having
                           assumed Landlord's obligations hereunder only upon
                           foreclosure of such Holder's Mortgage and the taking
                           of possession of the Premises.

                           (a)      In no event shall the acquisition of
                                    Landlord's interest in the Premises by a
                                    purchaser which, simultaneously therewith,
                                    leases Landlord's entire interest in the
                                    Premises back to the seller thereof be
                                    treated as an assumption by operation of law
                                    or otherwise, of Landlord's obligations
                                    hereunder, but Tenant shall look solely to
                                    such seller-lessee, and its successors from
                                    time to time in title, for performance of
                                    Landlord's obligations hereunder. In any
                                    such event, this Lease shall be subject and
                                    subordinate to the lease to such purchaser.
                                    For all purposes, such seller-lessee, and
                                    its successors in title, shall be the
                                    Landlord hereunder unless and until
                                    Landlord's position shall have been assumed
                                    by such purchaser-lessor. Landlord shall,
                                    however, make reasonable efforts to cause
                                    such purchaser-lessor to execute an SNDA
                                    with Tenant substantially in the form of
                                    EXHIBIT C hereto, and upon any such
                                    execution Landlord shall deliver such
                                    executed SNDA to Tenant.

                           (b)      Except as provided in subsection (a) above,
                                    in the event of any transfer of title to the
                                    Premises by Landlord, Landlord shall
                                    thereafter be entirely freed and relieved
                                    from the performance and observance of all
                                    covenants and obligations hereunder which
                                    accrue after the date of such transfer.

                  7.2.3    NOTICE TO MORTGAGEE. After receiving written notice
                           from Landlord of any Holder of a Mortgage which
                           includes the Premises, no


                                                                               6
<PAGE>


                           notice from Tenant to Landlord alleging any default
                           by Landlord shall be effective unless and until a
                           copy of the same is given to such Holder (provided
                           Tenant shall have been furnished with the name and
                           address of such Holder), and the curing of any of
                           Landlord's defaults by such Holder shall be treated
                           as performance by Landlord.

         j.       TENANT'S PREPARATION OF PREMISES. In ARTICLE VIII of the Lease
                  (LEASEHOLD IMPROVEMENTS):

                  (i)      In the last paragraph of Section 8.1 of the Lease
                           (Landlord's Work), the $75,000 payment thereunder
                           shall only be due and payable by Tenant if (a) Tenant
                           is in default under the Lease beyond all applicable
                           notice and cure periods, if any, and (b) Landlord
                           exercises any of its remedies as set forth in Article
                           V.

                  (ii)     Section 8.2 (Tenant's Preparation of the Premises) is
                           hereby amended to insert the following language at
                           the end of the first paragraph thereof: "The
                           foregoing provisions of this Section 8.2 shall be
                           applicable to Tenant's initial fit up of the Premises
                           at the commencement of the Term. Commencing on August
                           1, 2000, Landlord shall provide Tenant with a second
                           leasehold improvement allowance (the "Second
                           Leasehold Improvement Allowance") of an amount not to
                           exceed $428,197.00 in the aggregate for painting,
                           carpeting, reconfiguring architecture, engineering
                           and other costs within thirty (30) days of
                           presentation of invoices to Landlord in reasonable
                           detail. Any of the Second Leasehold Improvement
                           Allowance for which disbursement requests have not
                           been made by December 31, 2001 shall be forfeited by
                           Tenant and Landlord shall have no further obligation
                           with respect thereto.

                  (iii)    The following is hereby inserted into the Lease as a
                           new Section 8.5:

                           "8.5 (Minor Alterations)

                           Notwithstanding any provision of this Lease to the
                           contrary, without the consent of Landlord, Tenant
                           shall have the right to make alterations to the
                           interior of the Building so long as (a) the cost of
                           the same does not exceed $25,000 in any calendar
                           year, (b) the same does not adversely affect any
                           building system or the Structure of the Building."

                  (iv)     The following is hereby inserted as a new Section
                           8.6:

                           "8.6 (Reseal/Restripe)


                                                                               7
<PAGE>


                           Landlord agrees to use reasonable efforts to reseal
                           and restripe the Parking Lot adjoining the Building
                           on or before December 31, 2000 or if Landlord is
                           unable to do so, then as soon thereafter as is
                           reasonably practicable."

         k.       NOTICES. ARTICLE IX of the Lease (NOTICES) is hereby amended
                  as follows:

                  (1)      to change the provision for notice to Landlord to the
                           following: "All notices for Landlord shall be
                           addressed to Landlord c/o Boston Capital
                           Institutional Advisors LLC, One Boston Place, Boston,
                           Massachusetts 02108-4406, Attn: Karl W. Weller,
                           Managing Director, with a copy to Michael F. Burke,
                           Esq., Peabody & Arnold LLP, 50 Rowes Wharf, Boston,
                           Massachusetts 02110, or at such other place as may be
                           designated in written notice to Tenant"; and

                  (2)      to delete the last sentence thereof and insert the
                           following in its place: "Unless otherwise directed in
                           writing, all rents shall be payable to Landlord c/o
                           Fleet Lock Box, Boston Capital, Box 31130, 99
                           Founder's Plaza, Hartford, CT 06150 or at such other
                           place as Landlord shall from time to time designate
                           by notice to Tenant."

         l.       OPTION TO EXTEND. The following language is hereby inserted
                  into the Lease as Article XIII:

                                  "ARTICLE XIII
                                OPTION TO EXTEND

         13.1     Provided that Tenant is not then in default hereunder beyond
                  applicable cure periods, if any, Tenant shall have the option
                  (the "Extension Option") to extend the Term of this Lease for
                  an additional period of five (5) years commencing on August 1,
                  2011 and expiring on July 31, 2016 (the "Extension Term"). The
                  Extension Option may be exercised by Tenant delivering to
                  Landlord written notice thereof (the "Tenant Extension
                  Notice") not earlier than February 1, 2010 and not later than
                  July 31, 2010. The Extension Term shall be upon all of the
                  same terms, covenants and conditions of this Lease as are in
                  effect upon Tenant's exercise of such Extension Option, except
                  (i) as to Annual Fixed Rent, which shall be determined as set
                  forth below, and (ii) that Tenant shall have no further
                  extension rights unless otherwise agreed to in writing by
                  Landlord.

                           Notwithstanding any provision herein to the contrary,
                  the Extension Option shall be null and void upon the
                  occurrence of any of the following events: (i) Tenant's
                  failure to exercise the Extension Option within the
                  aforementioned time period in accordance with the provisions
                  set forth herein, or (ii) Tenant assigning its interest in
                  this Lease, or (iii)


                                                                               8
<PAGE>


                  Tenant at the time of such exercise having subleases in effect
                  which total more than 25% of the square footage in the
                  Building.

         13.2     If Tenant exercises the Extension Option as provided in
                  Section 13.1 above, then the annual fixed rental (Rent), as
                  described in Section 2.1 of this Lease and in Exhibit 1 to
                  this Lease, for the Extension Term shall be the greater of (i)
                  $2,875,037 or (ii) the Fair Market Rent. As used herein, the
                  term "Fair Market Rent" means the Annual Fixed Rent as
                  determined: (i) by agreement between Landlord and Tenant,
                  negotiating in good faith, no later than thirty (30) days
                  after Tenant's timely exercise of the Extension Option, or
                  (ii) if Landlord and Tenant shall not have agreed upon the
                  Fair Market Rent by said date as aforesaid (an "Impasse"),
                  then Fair Market Rent for the Extension Term shall be fixed by
                  means of an Appraisers' Determination as defined below.

         13.3     The term "Appraisers' Determination" refers to the following
                  procedures and requirements:

                  If an Impasse, as defined in Section 13.2 of this Lease,
                  occurs, then, for the purpose of fixing the Fair Market Rent
                  for the Extension Term, Landlord and Tenant shall agree upon
                  an appraiser who shall be a member of the M.A.I. or Counselors
                  of Real Estate (CRE) (or successor professional organizations)
                  and shall have at least ten (10) years experience appraising
                  rental values of comparable properties in the greater Boston
                  market area.

                  If Landlord and Tenant are not able to agree upon an appraiser
                  by the date which is ten (10) days after such an Impasse (the
                  "Appraiser Selection Deadline"), each of Landlord and Tenant
                  shall, within ten (10) additional days, that is, by the date
                  which is twenty (20) days after an Impasse, select an
                  appraiser with the foregoing qualifications whereupon each of
                  said appraisers shall, within five (5) days of their selection
                  hereunder, select a third appraiser with the foregoing
                  qualifications. The Fair Market Rent for the Extension Term
                  shall thereafter be determined to be the amount equal to the
                  average of the two appraisals which are closest in dollar
                  amount to each other except that if all three appraisals are
                  apart in equal amounts, then the appraisal which falls in the
                  middle shall be the Fair Market Rent for the Extension Term.
                  If either party fails to select an appraiser by the Appraiser
                  Selection Deadline, then the appraiser selected by the other
                  party, if selected by the Appraiser Selection Deadline, shall
                  be the sole appraiser. Landlord and Tenant shall share equally
                  the expense of any and all appraisers. The appraiser(s) shall
                  be obligated to make a determination of Fair Market Rent
                  within thirty (30) days of the appointment of either the
                  single appraiser (if only one) and within thirty (30) days of
                  the appointment of the third appraiser (if three are so
                  appointed). In determining the Fair Market Rent for the
                  Extension Term, the appraisers shall consider, among other
                  things, the then current arms length basic rent


                                                                               9
<PAGE>


                  being charged to tenants for comparable properties in the
                  greater Boston market area. The appraisers shall not have the
                  right to modify any provision of this Lease and shall only
                  determine the Fair Market Rent which shall constitute the
                  annual fixed rent (Rent) under this Lease for the Extension
                  Term.

         m.       EXHIBIT C attached to this Amendment is hereby inserted into
                  the Lease as EXHIBIT C thereto.

4.       BROKERS. Landlord and Tenant each represent that there are no brokers
         involved with respect to this Amendment other than Meredith & Grew
         Incorporated and Spaulding & Slye/Colliers and each party agrees to
         indemnify, defend and hold harmless the other with respect to any other
         broker in connection herewith. Landlord shall be responsible for any
         commission due to Meredith & Grew Incorporated and Spaulding &
         Slye/Colliers with respect to the transaction contemplated by this
         Amendment.

5.       EFFECTIVE DATE. The parties agree that this Amendment shall be
         effective from and after the date hereof and not to any period of time
         prior thereto. To the extent this Amendment contains language which
         purports to amend the Lease with respect to periods of time prior to
         the date hereof, such language is for clarification purposes only and
         shall not be deemed to change the obligations of the parties with
         respect thereto. In no event shall this Amendment be construed to
         impose any liability on Landlord for any period of time preceding its
         ownership of the Premises.

6.       RATIFICATION OF LEASE PROVISIONS. Except as otherwise expressly
         amended, modified and provided for in this Amendment, Tenant hereby
         ratifies all of the provisions, covenants and conditions of the Lease,
         and such provisions, covenants and conditions shall be deemed to be
         incorporated herein and made a part hereof and shall continue in full
         force and effect.

7.       ENTIRE AMENDMENT. This Amendment contains all the agreements of the
         parties with respect to the subject matter hereof and supersedes all
         prior dealings between the parties with respect to such subject matter.

8.       BINDING AMENDMENT. This Amendment shall be binding upon, and shall
         inure to the benefit of the parties hereto, and their respective
         successors and assigns.

9.       GOVERNING LAW. This Amendment shall be governed by the law of the state
         in which the Premises is located and the parties hereby submit to the
         jurisdiction of such state.

10.      SEVERABILITY. If any clause or provision of this Amendment is or should
         ever be held to be illegal, invalid or unenforceable under any present
         or future law applicable to the terms hereof, then and in that event,
         it is the intention of the parties hereto that the remainder of this
         Amendment shall not be affected thereby, and that in lieu of each such
         clause or provision of this Amendment that is illegal, invalid or
         unenforceable, such clause or provision shall be judicially construed
         and interpreted to be as similar in substance and content to such
         illegal,


                                                                              10
<PAGE>


         invalid or unenforceable clause or provision, as the context thereof
         would reasonably suggest, so as to thereafter be legal, valid and
         enforceable.

11.      NO RESERVATION. Submission of this Amendment for examination or
         signature is without prejudice and does not constitute a reservation,
         option or offer, and this Amendment shall not be effective until
         execution and delivery by all parties.

12.      COUNTERPARTS. This Amendment may be executed simultaneously in two or
         more counterparts, each of which shall be deemed an original, but all
         of which together shall constitute one and the same instrument.



              [The Remainder of this Page Intentionally Left Blank]



                                                                              11
<PAGE>


         IN WITNESS WHEREOF, the parties hereto have executed this Amendment
under seal as of the date and year first above written.


                                 LANDLORD:


                                 BCIA NEW ENGLAND HOLDINGS LLC, a Delaware
                                 limited liability company

                                 By: BCIA NEW ENGLAND HOLDINGS MASTER LLC, a
                                     Delaware limited liability company,
                                     its Manager

                                     By: BCIA NEW ENGLAND HOLDINGS MANAGER LLC,
                                         a Delaware limited liability company,
                                         its Manager

                                         By: BCIA NEW ENGLAND HOLDINGS MANAGER
                                             CORP., a Delaware corporation,
                                             its Manager

                                             By:     /s/ Karl W. Weller
                                             Name:   Karl W. Weller
                                             Title:  EVP

                                 TENANT:

                                 PRI AUTOMATION, INC.,
                                 a Massachusetts corporation

                                 By:     /s/ Cosmo S. Trapani
                                 Name:   Cosmo S. Trapani
                                 Title:  VP & CFO


                                                                              12
<PAGE>


                                    EXHIBIT C
         Form of Subordination, Non-Disturbance and Attornment Agreement

THIS AGREEMENT is made and entered into as of the _____ day of ____________,
_____ by and between THE CHASE MANHATTAN BANK, as Trustee under that certain
Pooling and Servicing Agreement dated as of November 1, 1999 for
Certificateholders of the Office Finance Corp Commercial Mortgage Pass-Through
Certificates Series 1999-FL1 ("MORTGAGEE"), and Power-One, Inc., a Delaware
corporation ("LESSEE").

                                R E C I T A L S:

         A. Mortgagee has made a loan (the "LOAN") to BCIA New England Holdings
LLC, a Delaware limited liability company ("BORROWER"), secured by the
Borrower's interest in the real property known and numbered 805 Middlesex
Turnpike, Billerica, Massachusetts, and more particularly described in EXHIBIT A
attached hereto and incorporated herein by reference (said real property and
improvements being herein called the "PROJECT"), such Loan being secured by a
Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture Filing
dated _________________ (the "MORTGAGE"), and recorded with the
______________Registry of Deeds in Book ____, Page ___, which Mortgage
constitutes a lien or encumbrance on the Project; and

         B. Lessee is the holder of a leasehold estate in and to the Project
(the "DEMISED PREMISES"), under that Lease Agreement (the "LEASE") dated
_______________, 2000, executed by Borrower, as Landlord (Borrower being
sometimes hereinafter called "LESSOR"), and Lessee, as Tenant; and

         C. Lessee and Mortgagee desire to confirm their understandings with
respect to the Lease and the Mortgage.

                               A G R E E M E N T:

         NOW, THEREFORE, in consideration of the foregoing and the mutual
covenants and agreements herein contained, Lessee and Mortgagee agree and
covenant as follows:

                  1. NON-DISTURBANCE. Mortgagee agrees that it will not disturb
the possession of Lessee under the Lease upon any judicial or non-judicial
foreclosure of the Mortgage or upon acquiring title to the Project by
deed-in-lieu of foreclosure, or otherwise, if the Lease is in full force and
effect and Lessee is not then in default under the Lease, and that Mortgagee
will accept the attornment of Lessee thereafter so long as Lessee is not in
default under the Lease.

                  2. ATTORNMENT. If the interests of Lessor in and to the
Demised Premises are owned by Mortgagee by reason of any deed-in-lieu of
foreclosure, judicial foreclosure, sale pursuant to any power of sale or other
proceedings brought by it or by any other manner, including, but not limited to,
Mortgagee's exercise of its rights under any assignment of leases and rents, and
Mortgagee succeeds to the interest of Lessor under the Lease, Lessee shall be
bound to Mortgagee under all of the terms, covenants and conditions of the Lease
for the balance of the term thereof remaining and any extension thereof duly
exercised by Lessee with the same


                                                                              13
<PAGE>


force and effect as if Mortgagee were the Lessor under the Lease; and Lessee
does hereby attorn to Mortgagee, as its lessor, said attornment to be effective
and self-operative, without the execution of any further instruments on the part
of any of the parties hereto, immediately upon Mortgagee's succeeding to the
interest of Lessor under the Lease; provided, however, that Lessee shall be
under no obligation to pay rent to Mortgagee until Lessee receives written
notice from Mortgagee that Mortgagee has succeeded to the interest of the Lessor
under the Lease or otherwise has the right to receive such rents. The respective
rights and obligations of Lessee and Mortgagee upon such attornment, to the
extent of the then remaining balance of the term of the Lease, shall be and are
the same as now set forth therein, it being the intention of the parties hereto
for this purpose to incorporate the Lease in this Agreement by reference, with
the same force and effect as if set forth in full herein.

                  3. MORTGAGEE'S OBLIGATIONS. If Mortgagee shall succeed to the
interest of Lessor under the Lease, Mortgagee, subject to the last sentence of
this Paragraph 3, shall be bound to Lessee under all of the terms, covenants and
conditions of the Lease; provided, however, that Mortgagee shall not be:

                           (a) Liable for any act or omission of any prior
         lessor (including Lessor); or

                           (b) Subject to the offsets or defenses which Lessee
         might have against any prior lessor (including Lessor); or

                           (c) Bound by any rent or additional rent or advance
         rent which Lessee might have paid for more than the current month to
         any prior lessor (including Lessor), and all such rent shall remain due
         and owing, notwithstanding such advance payment; or

                           (d) Bound by any security or advance rental deposit
         made by Lessee which is not delivered or paid over to Mortgagee and
         with respect to which Lessee shall look solely to Lessor for refund or
         reimbursement;

                           (e) Bound by any termination, amendment or
         modification of the Lease made without its consent and written
         approval;

                           (f) Liable under any warranty of construction
         contained in the Lease or any implied warranty of construction; or

                           (g) Liable for the performance or completion of any
         construction obligations under the Lease or for any loan or
         contribution or rent concession towards construction of the Demised
         Premises pursuant to the Lease.

Neither THE CHASE MANHATTAN BANK, as Trustee under that certain Pooling and
Servicing Agreement dated as of November 1, 1999 for Certificateholders of the
Office Finance Corp Commercial Mortgage Pass-Through Certificates Series
1999-FL1, nor any other party who from time to time shall be included in the
definition of Mortgagee hereunder, shall have any liability or responsibility
under or pursuant to the terms of this Agreement after it ceases to own an
interest in the Project. Nothing in this Agreement shall be construed to require
Mortgagee to see to the application of the proceeds of the Loan, and Lessee's
agreements set forth herein shall


                                                                              14
<PAGE>


not be impaired on account of any modification of the documents evidencing and
securing the Loan. Lessee acknowledges that Mortgagee is obligated only to
Borrower to make the Loan only upon the terms and subject to the conditions set
forth in the Loan Agreement between Mortgagee and Borrower pertaining to the
Loan. In no event shall Mortgagee or any purchaser of the Project at foreclosure
sale or any grantee of the Project named in a deed-in-lieu of foreclosure, nor
any heir, legal representative, successor, or assignee of Mortgagee or any such
purchaser or grantee (collectively the Mortgagee, such purchaser, grantee, heir,
legal representative, successor or assignee, the "SUBSEQUENT LANDLORD") have any
personal liability for the obligations of Lessor under the Lease and should the
Subsequent Landlord succeed to the interests of the Lessor under the Lease,
Tenant shall look only to the estate and property of any such Subsequent
Landlord in the Project for the satisfaction of Tenant's remedies for the
collection of a judgment (or other judicial process) requiring the payment of
money in the event of any default by any Subsequent Landlord as landlord under
the Lease, and no other property or assets of any Subsequent Landlord shall be
subject to levy, execution or other enforcement procedure for the satisfaction
of Tenant's remedies under or with respect to the Lease; provided, however, that
the Lessee may exercise any other right or remedy provided thereby or by law in
the event of any failure by Lessor to perform any such material obligation.

                  4. SUBORDINATION. The Lease and all rights of Lessee
thereunder are subject and subordinate to the lien and the terms of the Mortgage
and to any deeds of trust, mortgages, ground leases or other instruments of
security which do now or may hereafter cover the Project or any interest of
Lessor therein (collectively, the "PRIOR ENCUMBRANCES") and to any and all
advances made on the security thereof and to any and all increases, renewals,
modifications, consolidations, replacements and extensions of the Mortgage or of
any of the Prior Encumbrances. This provision is acknowledged by Lessee to be
self-operative and no further instrument shall be required to effect such
subordination of the Lease. Lessee shall, however, upon demand at any time or
times execute, acknowledge and deliver to Mortgagee any and all instruments and
certificates that in Mortgagee's judgment may be necessary or proper to confirm
or evidence such subordination. If Lessee shall fail or neglect to execute,
acknowledge and deliver any such instrument or certificate, Mortgagee may, in
addition to any other remedies Mortgagee may have, as agent and attorney-in-fact
of Lessee, execute, acknowledge and deliver the same and Lessee hereby
irrevocably appoints Mortgagee as Lessee's agent and attorney-in-fact for such
purpose. However, notwithstanding the generality of the foregoing provisions of
this paragraph, Lessee agrees that Mortgagee shall have the right at any time to
subordinate the Mortgage, and any such other mortgagee or ground lessor shall
have the right at any time to subordinate any such Prior Encumbrances, to the
Lease on such terms and subject to such conditions as Mortgagee, or any such
other mortgagee or ground lessor, may deem appropriate in its discretion.

                  5. NEW LEASE. Upon the written request of either Mortgagee or
Lessee to the other given at the time of any foreclosure, trustee's sale or
conveyance in lieu thereof, the parties agree to execute a lease of the Demised
Premises upon the same terms and conditions as the Lease between Lessor and
Lessee, which lease shall cover any unexpired term of the Lease existing prior
to such foreclosure, trustee's sale or conveyance in lieu of foreclosure.

                  6. NOTICE. Lessee agrees to give written notice to Mortgagee
of any default by Lessor or Borrower under the Lease not less than thirty (30)
days prior to terminating the


                                                                              15
<PAGE>


Lease or exercising any other right or remedy thereunder or provided by law.
Lessee further agrees that it shall not terminate the Lease or exercise any such
right or remedy provided such default is cured within such thirty (30) days;
provided, however, that if such default cannot by its nature be cured within
thirty (30) days, then Lessee shall not terminate the Lease or exercise any such
right or remedy, provided the curing of such default is commenced within such
thirty (30) days and is diligently prosecuted thereafter. Such notices shall be
delivered by certified mail, return receipt requested to:

                           GE Capital Loan Services, Inc.
                           363 North Sam Houston Parkway East, Suite 1200
                           Houston, Texas 77060
                           Attention:  Pat McEntee

                           and

                           General Electric Capital Corporation
                           Long Ridge Road
                           Stamford, Connecticut 06927
                           Attention:  Vice President, Securitizations

                  7. MORTGAGEE. The term "Mortgagee" shall be deemed to include
THE CHASE MANHATTAN BANK, as Trustee under that certain Pooling and Servicing
Agreement dated as of November 1, 1999 for Certificateholders of the Office
Finance Corp Commercial Mortgage Pass-Through Certificates Series 1999-FL1 and
any of its successors and assigns, including anyone who shall have succeeded to
Lessor's interest in and to the Lease and the Project by, through or under
judicial foreclosure or sale under any power or other proceedings brought
pursuant to the Mortgage, or deed in lieu of such foreclosure or proceedings, or
otherwise.

                  8. ESTOPPEL. Lessee hereby certifies, represents and warrants
to Mortgagee that:

                           (a) That the Lease is a valid lease and in full force
         and effect. That there is no existing default in any of the terms and
         conditions thereof and no event has occurred which, with the passing of
         time or giving of notice or both, would constitute an event of default;

                           (b) That the Lease has not been amended, modified,
         supplemented, extended, renewed or assigned, and represents the entire
         agreement of the parties;

                           (c) That, except as provided in the Lease, Lessee is
         entitled to no rent concessions or abatements;

                           (d) That Lessee shall not pay rental under the Lease
         for more than one (1) month in advance. Lessee agrees that Lessee
         shall, upon written notice by Mortgagee, pay to Mortgagee, when due,
         all rental under the Lease;


                                                                              16
<PAGE>


                           (e) That all obligations and conditions under the
         Lease to be performed to date have been satisfied, free of defenses and
         set-offs;

                           (f) That Lessee has not received written notice of
         any claim, litigation or proceedings, pending or threatened, against or
         relating to Lessee, or with respect to the Demised Premises which would
         affect its performance under the Lease. Lessee has not received written
         notice of any violations of any federal, state, county or municipal
         statutes, laws, codes, ordinances, rules, regulations, orders, decrees
         or directives relating to the use or condition of the Demised Premises
         or Lessee's operations thereon.

                  9. MODIFICATION AND SUCCESSORS. This Agreement may not be
modified orally or in any manner other than by an agreement, in writing, signed
by the parties hereto and their respective successors in interest. This
Agreement shall inure to the benefit of and be binding upon the parties hereto,
their successors and assigns.

                  10. COUNTERPARTS. This Agreement may be executed in several
counterparts, and all so executed shall constitute one agreement, binding on all
parties hereto, notwithstanding that all parties are not signatories to the
original or the same counterpart.


                                                                              17
<PAGE>


         IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the day and year first above written.

MORTGAGEE:                          THE CHASE MANHATTAN BANK, as Trustee under
                                    that certain Pooling and Servicing Agreement
                                    dated as of November 1, 1999 for
                                    Certificateholders of the Office Finance
                                    Corp Commercial Mortgage Pass-Through
                                    Certificates Series 1999-FL1


                                    BY:      GE CAPITAL LOAN SERVICES, INC., as
                                             Servicer pursuant to that certain
                                             Pooling and Servicing Agreement
                                             dated as of November 1, 1999 for
                                             Certificateholders of the Office
                                             Finance Corp Commercial Mortgage
                                             Pass-Through Certificates Series
                                             1999-FL1.

                                             By:
                                                 -------------------------------
                                             Name:
                                             Title:



LESSEE:
                                             By:
                                                 -------------------------------
                                             Name:
                                             Title:



                                                                              18
<PAGE>


STATE OF
         -------------------------------

COUNTY OF
          ------------------------------

         This instrument was acknowledged before me on this ___________ day of
___________________ , ______ by __________________________________, as
__________________________________ of GE CAPITAL LOAN SERVICES, INC., a Delaware
corporation, on behalf of said corporation.


(SEAL)
                                      ------------------------------------------
                                      Notary Public in and for
                                      the State of
                                                   -------------



                                      ------------------------------------------
                                      Print name of notary


                                      My Commission Expires:
                                                            --------------------



STATE OF
         -------------------------------

COUNTY OF
          ------------------------------

         This instrument was acknowledged before me on this __________ day of
_______, _____ by ______________________, as _________________________ of
_____________________, a _________________, on behalf of said _________________.



(SEAL)
                                       -----------------------------------------
                                       Notary Public in and for
                                       the State of __________



                                       -----------------------------------------
                                       Print name of notary


                                       My Commission Expires:
                                                             -------------------





                                                                              19