Document:

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                                                                   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.

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         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

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                           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."

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                  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)."

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                           (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

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                           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

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                           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)

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                           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)

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                  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

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                  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,

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<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<PAGE>

                                                                   Exhibit 10.20

                                    L E A S E

         THIS LEASE, dated as of October 12, 2000 is between PROGRESS ROAD LLC,
a Massachusetts corporation with a principal address of 17 Progress Road
Billerica, Massachusetts 01821 as lessor ("Landlord") and PRI AUTOMATION, a
Massachusetts corporation with a principal address of 805 Middlesex Turnpike
Burlington, Massachusetts 01821 as lessee ("Tenant").

                                  ARTICLE ONE
                                    PREMISES

         1.1 DEMISE OF PREMISES: Landlord hereby leases to Tenant, and Tenant
hires from Landlord, on the terms and conditions contained in this Lease,
certain real property with the buildings and structures thereon located in the
town of Billerica, Middlesex County, Massachusetts (as more particularly
described in Exhibit "A" attached hereto), commonly known as 17 Progress Road
Billerica, Massachusetts, and consisting of: (a) the existing building comprised
of approximately 57,000 +/- rentable square feet of space (the "Existing
Building"); and, subject to the provisions of Section 3.2 hereof; (b) an
expansion/addition on the property of one more building which, once constructed,
will consist of approximately 61,543 +/- rentable square feet of space (the
"Proposed Building"); the total approximate rentable area of (a) and (b) to
equal approximately 118,543 rentable square feet of space; (c) parking rights in
the buildings and on the site, which as to the Existing Building and related
site areas constitute approximately 126 spaces, and as to the Proposed Building
and related site areas shall constitute approximately an additional 103 spaces;
the foregoing totaling 229 spaces (the "Parking"); and (d) the land on which the
Existing Building and the Proposed Building are sited along with all
improvements thereon, hereditaments and appurtenances thereto (the "Property");
all of which (a), (b) (c) and (d) above are collectively referred to herein as
the "Premises".

         1.2 LANDLORD'S AND TENANT'S RESPECTIVE BUILD-OUTS OF THE PREMISES: The
Landlord and Tenant shall each bear certain initial build-out responsibilities
relative to the Premises, as follows:

         A. Landlord's Build-Out: As to the Existing Building and the existing
Parking areas and other existing elements on the Property as of the date of
execution of this Lease, Landlord bears no responsibility whatsoever to perform
any work prior to delivery of the Premises to the Tenant. As to the Proposed
Building, proposed Parking areas, and other proposed elements on the Property,
the Landlord's responsibility for construction is as set forth on the plans and
specifications set forth on Exhibit B hereto (the "Landlord's Build-Out").
Landlord shall perform all such work on Landlord's Build-Out at its sole cost
and expense, in accordance with all applicable local, state and federal laws,
bylaws, rules and regulations, and in a good and workmanlike manner using
materials of good quality.

         Landlord and Tenant each hereby acknowledge that Tenant may make
reasonable changes to the Landlord's Build-Out as set forth in Exhibit B, which
Landlord shall incorporate in its Landlord's Build-Out, provided: (i) the
changes do not materially delay or impede Landlord's ability to procure its
permits or make its delivery deadlines hereunder; (ii) the changes do not
materially increase the scope or nature of Landlord's work as set forth in
Exhibit B hereto; (iii) the changes, to the extent they result in greater cost
or expense to Landlord, are

<PAGE>

paid for by Tenant in a manner to be mutually agreed by Landlord or Tenant at
the time the changes are proposed and agreed to by them; (iv) the changes do not
materially detract from the quality, appearance, or overall plan for the
Proposed Building, or materially increase the size, area, equipment or
appearance thereof, as set forth in Exhibit B hereto; and, (v) the changes, to
the extent they result in a cost savings to Landlord, will be credited to Tenant
in a manner to be mutually agreed by Landlord or Tenant at the time the changes
are proposed and agreed to by them. To the extent any proposed changes are not
agreed to by Landlord at the time proposed by Tenant, they shall become part of
Tenant's Build-Out (if Tenant elects to pursue them) and shall be paid for
exclusively by Tenant with no credit or offset of any kind.

         Landlord shall undertake reasonable measures to perform its Landlord's
Build-Out in such a manner as minimizes interference with Tenant's use of the
Existing Building, existing Parking areas, and other existing elements on the
Property; Tenant acknowledging however that it is accepting delivery of the
Existing Building, existing Parking areas, and other existing elements on the
Property in complete understanding of the significant construction activities
which will be taking place prior to the delivery of the Proposed Building
(including attendant noise, debris, dust, interruptions and inconveniences which
will be occasioned thereby); Tenant hereby waiving any and all defenses or
claims (including without limitation claims for interference with peaceful
occupation, constructive eviction, etc.) which Tenant may have arising from any
such construction activities.

         B. Tenant's Build-Out: Upon Landlord's delivery of the Existing
Building and subsequent delivery of the Proposed Building, respectively Tenant
shall have the right to enter and commence its own construction thereon, in
accord with its own plans and specifications (the "Tenant's Build-Out")
submitted to and approved in writing in advance by Landlord, which approval
shall not be unreasonably withheld or delayed. Landlord shall not be responsible
for any delays in construction on Tenant's Build-Out. Tenant shall perform all
such work on Tenant's Build-Out at its sole cost and expense, in accordance with
all applicable local, state and federal laws, bylaws, rules and regulations, and
in a good and workmanlike manner using materials of good quality. Tenant's
Build-Out shall not interfere with Landlord's work on the Proposed Building, and
Landlord's construction and site requirements shall take precedence.
Notwithstanding the progress or completion of Tenant's Build-Out, Tenant shall
be required to make its payments of Fixed Rent and Additional Rent at the times
set forth in Article Four of this Lease.

         C. Tenant's Build-Out Allowance: Landlord hereby grants to Tenant an
allowance toward its actual work in place pursuant to Tenant's Build-Out,
determined and applied as follows (the "Tenant's Build-Out Allowance"):

            (i) Existing Building: Tenant's Build-Out Allowance as to Tenant's
Build-Out of its space in the Existing Building shall be calculated on the basis
of $ 4.20 per rentable square foot, not to exceed Two Hundred Fifty Thousand
($250,000.00) Dollars.

            (ii) Proposed Building: Tenant's Build-Out Allowance as to Tenant's
Build-Out of its space in the Proposed Building shall be calculated on the basis
of $ 4.20 per rentable square foot, not to exceed Two Hundred Fifty Thousand
($250,000.00) Dollars.

                                      -2-
<PAGE>

            (iii) Advances For Tenant's Build-Out Allowance: Tenant's Build-Out
Allowance shall be advanced to Tenant based on work in place per Requisitions
(as defined below), beginning with Tenant's Build-Out Allowance attributable to
the Existing Building, then, after delivery of the Proposed Building, toward
Tenant's Build-Out Allowance attributable to the Proposed Building. Tenant's
Build-Out Allowance will be advanced by Landlord in monthly installments based
on a monthly statement of work in place (the "Requisition") agreed to and
delivered signed by the Tenant. Payment will be within thirty (30) days of the
receipt of each such Requisition. Tenant shall not submit more than one (1)
Requisition in any thirty (30) day period. Landlord shall have the right to
inspect the Premises to certify that the work for which the credit is claimed is
in fact, in place and in suitable condition. Landlord shall amortize the
Tenant's Build-Out Allowance over the Term of the Lease, and shall assess
interest on any unpaid balance at the annual rate of twelve (12%) percent,
compounded, and these sums shall be paid by Tenant during the Term of the Lease
(or upon any uncured event of default hereunder or earlier termination of this
Lease). Tenant's repayment of the Tenant's Build-Out Allowance (plus interest as
aforesaid) shall be in monthly installments with payments due on the first day
of each calendar month based upon a statement provided by Landlord (or sooner,
upon notice by Landlord and expiration of any cure periods in the event of
default by Tenant or earlier termination of this Lease). All such payments shall
be Additional Rent under this Lease.

         1.3 ACCEPTANCE OF PREMISES: Tenant acknowledges that it is familiar
with the condition of the Existing Building and the Property and is satisfied
with the physical condition thereof. Tenant covenants and agrees to accept the
Existing Building and Property (a) in their condition and state of repair as of
the date hereof, reasonable use and wear excepted, "AS IS", subject only to the
provisions of Section 1.3 below; and (b) subject to all laws, ordinance, rules,
regulations, order and directives, governing, regulating or in any manner
applicable to all or any part of the Premises or any interest therein or any use
or occupancy thereof, (the Premises currently being in compliance with the
foregoing), and to all liens, encumbrances, easements, rights of way, covenants,
conditions, restrictions, servitude, licenses and other matters then of record
or otherwise affecting the Premises, none of which shall materially interfere
with Tenant's use of the Premises. Tenant's acceptance of possession of the
Premises shall be deemed to be Tenant's acknowledgement that it is satisfied in
all respects with the condition of the Premises at the time of accepting
possession, and Tenant's failure to deliver written objection to Landlord upon
delivery as to any conditions thereon shall be deemed a waiver of Tenant's
rights to thereafter object to any physical conditions or attributes of the
Existing Building and Property. Notwithstanding the foregoing, Landlord shall
deliver the existing building systems, including the electrical, HVAC and
mechanical systems, in good working condition on the Commencement Date.

         Except as provided in the immediately preceding paragraph, Tenant
further acknowledges that no person has made any representation or warranty to
Tenant as to the condition of the Premises or their compliance with any such
laws, ordinances, rules, regulations, orders, or directives, or their
suitability for any use or purpose, other than the following:

         A. HVAC Service In Existing Building:

            As set forth in Exhibit C hereto.

                                      -3-
<PAGE>

         B. Electrical Service In Existing Building:

            As set forth in Exhibit D hereto.

         C. General: Landlord represents and warrants that: (i) the Existing
Building is free of harmful asbestos or other hazardous materials, and that no
current indoor air quality problems currently exist; (ii) Landlord has completed
Phase 1 and Phase 2 environmental assessments on the Existing Building and
Property within the past three (3) years and has made available such reports to
Tenant; (iii) the Existing Building is in compliance with current requirements
of the Americans With Disabilities Act (ADA).

                                  ARTICLE TWO
                                 USE OF PREMISES

         2.1 USE OF PREMISES: Tenant may use and occupy the Premises during the
Term, as and when the Existing Building and related Property areas and the
Proposed Building and related Property areas are each delivered to the Tenant,
only for light industrial and ancillary warehouse and general business use, as
permitted under the Billerica zoning ordinances and regulations, and for no
other use. Except as otherwise provided in this Lease, during the Term hereof,
Tenant shall keep the Premises and every part thereof, from the date(s) of
delivery thereof to the Tenant, in good repair and condition at its sole cost
and expense, reasonable use and wear, damage by casualty and taking by eminent
domain excepted; provided however that Tenant shall have no obligation with
respect to the Proposed Building and related Property areas until the Proposed
Building and related Property areas are delivered by Landlord to Tenant. At the
expiration of the Term (or upon the earlier termination of this Lease), Tenant
shall surrender the Premises in substantially the same condition and repair as
existed at the time Tenant took possession, reasonable wear and tear, damage by
casualty and taking by eminent domain excepted.

         2.2 GENERAL PROHIBITIONS: Tenant shall not create, or permit to be
created, any public or private nuisance, hazard, waste, or illegal condition on
or with respect to the Premises. Tenant shall not conduct its business
operations on the Premises unless and until all necessary certificates of
occupancy, permits, licenses and consents from all appropriate governmental
authorities have been obtained by Tenant and are in full force and effect.
Tenant shall immediately remove any and all liens which may be placed on the
Premises, voluntarily or involuntarily, by or on account of the Tenant.

         2.3 TENANT'S ENVIRONMENTAL COVENANTS: Tenant warrants and agrees that
it will comply with all applicable environmental laws and regulations in
connection with its use and occupancy of the Premises.

         Tenant warrants and agrees that it will not store, treat, or dispose of
any toxic or hazardous wastes on, above or below the Premises during its
leasehold; provided, however, that Tenant may temporarily accumulate waste for
off-site disposal if such accumulation is in full compliance with applicable
laws and regulations. Notwithstanding the foregoing, Tenant may use ordinary
household and office products generally used by consumers in ordinary
quantities.

         Tenant's warranties and agreements contained in this Section 2.3 shall
survive the expiration or earlier termination of the Lease.

                                      -4-
<PAGE>

                                 ARTICLE THREE
                                  TERM OF LEASE

         3.1 TERM OF LEASE: "Term" shall mean the initial term of this Lease and
all extensions and renewals thereof. The "Initial Term" of this Lease shall mean
the period beginning on the Commencement Date and continuing for a period of ten
(10) years from and after either (a) the Commencement Date or (b) if the
Commencement Date is other than the first day of the calendar month, then
beginning on the first day of the first calendar month following the
Commencement Date (i.e. the "Anniversary Date"), (the incremental portion
between the Commencement Date and the Anniversary Date to expand the first Lease
Year hereunder).

         3.2 COMMENCEMENT DATE, DELIVERY, AND POSSESSION:

         A. Commencement Date: The "Commencement Date" shall be October 15,
2000.

         B. Delivery Dates: There shall be two separate delivery dates under
this Lease, taking into account the Landlord's delivery of the Existing Building
and related Property areas at the outset, and subsequent delivery of the
Proposed Building and related Property areas:

            (i) Landlord shall deliver the Existing Building and Property to the
Tenant for its possession, use, and occupancy on the Commencement Date as set
forth in subsection A above (the "Delivery Date") free and clear of all other
tenants or occupants (subject to Landlord's Residual Occupancy as defined under
subsection (iii) below). Tenant shall have reasonable access to the Existing
Building prior to the Commencement Date to install Tenant's trade fixtures and
systems, provided that Tenant shall not conduct its business therefrom; Tenant
to access said space during this early access period subject to all the terms
and conditions hereof (but for the obligation to pay Rent).

            (ii) Landlord shall deliver the Proposed Building to the Tenant for
its possession, use, and occupancy on or before June 1, 2001 (the "Deferred
Delivery Date"); provided that the permitting contemplated therefor meets the
schedule prepared by Dacon Construction, which schedule is attached hereto as
Exhibit E; subject to any intervening events of Force Majeure as defined in
Section 14.15 hereof or any construction delays occasioned by unknown site
conditions, in which case the Deferred Delivery Date for the Proposed Building
shall be extended day for day to account of each day of such delay. Commencing
as of sixty (60) days prior to the expected Deferred Delivery Date, Landlord
shall in good faith entertain Tenant's request for early access to the Proposed
Building for the purpose of beginning preliminary work on its Tenant's Build-Out
and Landlord shall use reasonable efforts to accommodate such early access for
Tenant, but Landlord shall be under no obligation to grant any such access as my
interfere with Landlord's construction and delivery obligations hereunder, delay
the Deferred Delivery Date, or which would be unlawful or unsafe given the then
state of completion of said Proposed Building.

            (iii) Notwithstanding Landlord's delivery of the Existing Building
and related Property areas to Tenant on the Delivery Date, Landlord shall be
entitled to continue its occupancy and use of the existing space therein which
houses and is utilized for Landlord's "computer room", consisting of
approximately 2,000 rentable square feet, for a period of ninety

                                      -5-
<PAGE>

(90) days from the Delivery Date (the "Landlord's Residual Occupancy"). Landlord
shall use reasonable efforts to vacate said "computer room" and remove its
equipment, furnishings and fixtures therefrom at the earliest feasible time but
in no event later than the end of said ninety (90) day period. Landlord's
activities from the Premises during the Landlord's Residual Occupancy shall not
materially interfere with Tenant's business activities. Landlord acknowledges
Tenant intends to commence its construction work within said ninety (90) day
period and Landlord shall be responsible for the security of its equipment
within the "computer room" within this timeframe. Additionally, Landlord
acknowledges Tenant's right to temporarily from time to time suspend electrical
service to the "computer room" during and notwithstanding Landlord's Residual
Occupancy in order to accommodate Tenant's reasonable construction needs, and
Tenant shall not be liable therefor provided reasonable prior notice is given to
Landlord of the intended suspension.

         C. Possession: Landlord shall deliver and Tenant shall accept
possession of the Existing Building and related Property areas as of the
Delivery Date, in the condition provided for in Section 1.3 hereof. Landlord
shall deliver and Tenant shall accept possession of the Proposed Building as of
the Deferred Delivery Date in its then existing condition; provided that
Landlord's construction obligations have been substantially completed pursuant
to the plans and specifications agreed to in advance by Landlord and Tenant (as
contemplated in Section 1.2 hereof), subject to any then remaining "punchlist"
items to be completed subsequent to the Deferred Delivery Date; and further
provided that any unfinished work on the Proposed Building (such as work on
building systems (i.e. electrical, mechanical, plumbing, HVAC, life safety), or
elevators/escalators; or work on finishes or cosmetic work), or work on the
Property (such as landscaping, paving, etc.) does not materially interfere with
Tenant's ability to substantially occupy and conduct its business on and from
the Proposed Building. Landlord agrees to complete all such punchlist and
unfinished work as soon as is reasonably practicable under the circumstances. To
the extent a Certificate of Occupancy for the Proposed Building can be obtained
from the Town of Billerica (given the scope of Landlord's Build-Out vis a vis
Tenant's Build-Out) then Landlord shall procure the same on or before the
Deferred Delivery Date. However, to the extent any element of Tenant's proposed
work on Tenant's Build-Out (whether included within the plans and specifications
or resulting from on-site construction conditions and/or coordination issues)
precludes issuance of the Certificate of Occupancy, then Landlord shall not be
required to deliver the Certificate of Occupancy on or before the Deferred
Delivery Date.

         3.3 TENANT'S TERMINATION RIGHT:

         This Lease contemplates that Landlord shall make reasonable good faith
efforts to procure the requisite government permits and approvals for its
construction of the Proposed Building on the Property, in a timely fashion, such
that Tenant can begin its occupancy of the Proposed Building on or about June 1,
2001. Preliminarily, commencing upon execution of this Lease Landlord shall
pursue its engineering studies of the site to determine the feasibility of the
Proposed Building, and shall provide such information to Tenant. Additionally,
within sixty (60) days from the date this Agreement is executed and delivered,
Landlord shall provide Tenant with a commitment letter from a federal insured
bank or major insurance company as to its sound interest in financing the
Proposed Building, subject to the usual and customary commercial terms and
conditions. If Landlord can not obtain such a letter Landlord shall so notify
Tenant and

                                      -6-
<PAGE>

Tenant shall have the option to provide Landlord with options for such financing
on commercially reasonable non-recourse terms; which Landlord shall entertain in
good faith but which Landlord shall not be bound or required in any manner to
accept. If Landlord does not deliver a third party commitment letter (or
alternatively does not demonstrate an ability to fund Landlord's Build-Out with
its own resources) or does not accept Tenant's financing proposals as
contemplated above, then Tenant may terminate this Lease upon written notice to
Landlord as contemplated below. Landlord shall file for any and all requisite
permits and approvals needed for construction, use and occupancy of the Proposed
Building. If despite Landlord's efforts, all requisite government permits and
approvals for its construction of the Proposed Building on the Property are not
procured by January 1, 2001 (and Landlord does not actually deliver the Proposed
Building by June 1, 2001 if Landlord elects to proceed with and substantially
complete its construction by that date if such permits and approvals have been
delayed beyond January 1, 2001) then Tenant shall have the right to terminate
this Lease on the following terms and conditions: (a) Tenant shall deliver a
written notice to Landlord irrevocably terminating this Lease (the "Tenant's
Termination Notice") at least nine (9) full months prior to the Tenant's stated
date of termination, time being of the essence in the delivery of said Notice;
(b) no termination shall occur and no Tenant's Termination Notice shall be
delivered until the fifth (5th) Lease Year hereunder, and no termination shall
be effective until the beginning of the sixth Lease Year (i.e. the 61st month
under this Lease); (c) notwithstanding Tenant's rights to terminate this Lease,
Tenant shall continue to abide by all Lease terms and conditions as to the
Existing Building and related Property areas, including but not limited to the
payment of all Rent and other expenses due under this Lease, up to the effective
date of termination; (d) Tenant shall pay Landlord for the entire unamortized
portion of the Lease commission as of the termination date, prior to vacating
the Premises occupied by it. Tenant hereby acknowledges that its termination
rights as set forth in this Section 3.3 constitute its sole and exclusive remedy
accruing on account of Landlord's inability to procure permits and approvals and
to deliver the Proposed Building as contemplated above.

         3.4 OPTION TO EXTEND TERM:

         A. Two Consecutive Options: Provided that Tenant has not defaulted
under this Lease, Tenant shall have the option to extend the term of this Lease
for two (2) additional successive periods of five (5) years each ("Renewal
Term(s)"), on the conditions contained in this Section.

         B. Manner Of Exercise: Tenant shall exercise its option hereunder, in
each instance, by giving written notice of its exercise said option (the
"Tenant's Notice Of Intent") as to a given Renewal Term not less than twelve
(12) months prior to the end of the initial Term (or twelve (12) months prior to
the expiration of the first Renewal Term, as the case may be); irrevocably
exercising its option to extend for that period. Tenant must exercise its option
for the first Renewal Term before exercising its option as to the second Renewal
Term. Upon receipt of Tenant's Notice Of Intent, Landlord shall deliver to
Tenant a notice as to Landlord's requested Fixed Rent for the Premises for the
Renewal Term in question reflecting fair market rent (including any annual
escalations, as usual to the market at that time) projected as of the start of
the Renewal Term. If Tenant does not agree with said Fixed Rent, then the Fair
Market Rent for the purpose of this Section to be used in determining Fixed Rent
for the Renewal Term shall be determined by appraisal and arbitration as follows
(the "Rent Appraisal Process"). If Tenant

                                      -7-
<PAGE>

does not timely deliver Tenant's Notice of Intent then Tenant's rights hereunder
shall lapse and the Term shall cease at the end of the initial Term or the first
Renewal Term then in process, as applicable. Time is of the essence in the
delivery of Tenant's Notice Of Intent.

         Within thirty (30) days after Tenant's Notice Of Intent, Landlord and
Tenant shall each appoint a person to make a Fair Market Rent determination
(including appropriate escalators); which person shall be an individual who is
not then employed by either party and who is a qualified real estate broker or
appraiser, previously or currently affiliated with a recognized real estate
brokerage or appraisal firm, with sufficient experience or credentials (i.e. MAI
or comparable) and knowledge of the local commercial real estate rental markets.
If either party shall fail to notify the other of its selection by the
expiration of said fourteen (14) day period, and such failure shall continue for
two (2) days after written notice to the other, then that party shall be deemed
to have waived its right to select a representative. Each party shall be
responsible for the costs of its selected representative.

         The two selected representatives (or the lone selected representative
in the case of failure to select) shall each prepare and simultaneously submit
in writing their separate assessments of Fair Market Rent (including
escalations) for the Premises projected for the Renewal Term, within fourteen
(14) days. Within the next fourteen (14) days, the representatives shall meet
and attempt in good faith to reconcile their positions and agree on a Fair
Market Rent. If they so agree, they shall submit their recommendation to the
parties in writing and that determination shall be the Fair Market Rent
(including escalators) for said Renewal Term. If they do not agree, within said
fourteen (14) days they shall submit the name of a mutually agreed and qualified
person to serve as the arbitrator. Absent demonstrable conflict of interest with
either party or its selected appraiser, bias, or prejudice, that individual
shall review the two representatives' reports and make his own determination
based on said reports as to Fair Market Rent (including escalators). Under no
circumstances shall any Fair Market Rent determination be less than the fully
escalated Fixed Rent for the last Lease Year of the initial Term as prescribed
above (or in the case of the second Renewal Term, the last Lease Year of the
first Renewal Term). The third arbitrator shall make a determination with
fourteen (14) days of the submittal of the reports to him or her. The parties
shall evenly share the reasonable costs of the third arbitrator.

         C. Additional Rent: Tenant shall also be required to pay all Additional
Rent due under this Lease during the Renewal Term(s).

         D. Same Terms And Conditions Throughout: Except as modified in this
Section, all terms and conditions of this Lease shall continue and shall remain
in full force and effect throughout the Renewal Term(s).

                                  ARTICLE FOUR
                         FIXED RENT AND ADDITIONAL RENT

         4.1 OBLIGATION TO PAY RENT:

         A. Rent: The Rent payable under this Lease shall consist of Fixed Rent
and Additional Rent.

                                      -8-
<PAGE>

         B. Fixed Rent: The Tenant shall pay Fixed Rent to Landlord in the
amounts specified in this Lease, in advance, on the first day of each calendar
month during the Term hereof, without previous demand and without offset or
deduction of any kind whatsoever. Notwithstanding the foregoing, Tenant shall
pay the first month's installment of Fixed Rent upon the execution of the Lease.
The Tenant shall pay Additional Rent in the manner described in Section 4.3.

         C. Late Charge: Should any payment of Rent be received later than the
fifteenth day of the month for which it is due, then concurrently with such
payment Tenant shall pay to Landlord as Additional Rent a late charge equal to
three (3%) percent above the prime rate charged by Fleet Bank (or its successor)
applied to the overdue Rent, compounded monthly from the due date.

         D. Rent Obligation: The parties intend and agree that the obligations
of Tenant to pay Rent shall be separate and independent covenants and agreements
and shall continue unabated throughout the Term hereof unless modified or
terminated pursuant to an express provision of this Lease.

         4.2 FIXED RENT:

             4.2.1 DEFINITION OF LEASE YEAR: "Lease Year" shall mean the
consecutive twelve (12) month period following the Commencement Date or, if the
Commencement Date is other than the first day of a calendar month, then the
first Lease Year shall be extended to include the initial incremental number of
days up to the Commencement Date (for which Tenant shall pay the pro rata
portion of Fixed Rent for said incremental month with its first installment of
Fixed Rent).

             4.2.2 FIXED RENT FOR THE INITIAL TERM: The Fixed Rent for the each
Lease Year of the initial Term of this Lease shall be as follows:

         A. Fixed Rent as to Existing Building and Related Property Areas:

<TABLE>
                 <S>                           <C>                                <C>
                 1st Lease Year:               $   396,150.00/annual;             $ 33,012.50/mo.
                 2nd Lease Year:               $   396,150.00/annual;             $ 33,012.50/mo.
                 3rd Lease Year:               $   404,700.00/annual:             $ 33,725.00/mo.
                 4th Lease Year:               $   404,700.00/annual:             $ 33,725.00/mo.
                 5th Lease Year:               $   413,250.00/annual:             $ 34,437.50/mo.
                 6th Lease Year:               $   413,250.00/annual:             $ 34,437.50/mo.
                 7th Lease Year:               $   421,800.00/annual:             $ 35,150.00/mo.
                 8th Lease Year:               $   421,800:00/annual:             $ 35,150.00/mo.
                 9th Lease Year:               $   421,800.00/annual:             $ 35,150.00/mo.
                 10th Lease Year:              $   421,800.00/annual:             $ 35,150.00/mo.
</TABLE>

         B. Fixed Rent as to Proposed Building and Related Property Areas:

            Subject to the completion and delivery of the Proposed Building as
contemplated in Section 3.2 hereof, as of June 1, 2001 Tenant shall pay to
Landlord Fixed Rent attributable to the Proposed Building and related Property
areas as follows:

                                      -9-
<PAGE>

<TABLE>
                 <S>                               <C>
                 1st Lease Year:                   $  7.85 per rentable square foot
                 2nd Lease Year:                   $  7.85 per rentable square foot
                 3rd Lease Year:                   $  8.00 per rentable square foot
                 4th Lease Year:                   $  8.00 per rentable square foot
                 5th Lease Year:                   $  8.15 per rentable square foot
                 6th Lease Year:                   $  8.15 per rentable square foot
                 7th Lease Year:                   $  8.30 per rentable square foot
                 8th Lease Year:                   $  8.30 per rentable square foot
                 9th Lease Year:                   $  8.30 per rentable square foot
                 10th Lease Year:                  $  8.30 per rentable square foot
</TABLE>

            4.2.3 FIXED RENT FOR EACH RENEWAL TERM:

            The annual Fixed Rent for each Renewal Term shall be as determined
under Section 3.4B hereof.

         4.3 ADDITIONAL RENT: Landlord and Tenant agree that this Lease is a
"triple net" Lease. Consequently, Tenant shall also pay as additional rent as to
the entire Premises (as of the Delivery Date relative to the delivery of the
Existing Building and related Property areas, and as of June 1, 2001 (or the
date the Proposed Building is actually delivered to Tenant as provided in
Section 3.2(b)(ii) hereof) relative to the delivery of the Proposed Building)
all other amounts, liabilities and obligations required under this Lease
relating to the Premises ("Additional Rent"), including without limitation those
items defined as Expenses in Article Five below, together with all interest that
may accrue thereon if Tenant fails to pay such amounts when due, and all
damages, costs, and expenses which Landlord may incur by reason of any default
of Tenant. Items of Additional Rent which are payable to persons other than
Landlord shall be paid when or before such payment becomes due, before any
interest or penalty shall attach or accrue. Items of Additional Rent which are
payable to Landlord shall be paid on demand. If Tenant fails to pay any of the
Additional Rent, Landlord shall have all legal and equitable rights and remedies
provided either in the Lease or by statute or otherwise in the case of
nonpayment of the Fixed Rent.

         4.4 SECURITY DEPOSIT: Prior to Commencement Date, Tenant shall deliver
to Landlord the sum of (i) Thirty Three Thousand Twelve 50/100 ($33,012.50)
Dollars, i.e. one full month's Fixed Rent under Section 4.2.2 A above; plus,(ii)
within ten (10) days of receiving notice that Landlord has received its building
permit for the Proposed Building, Tenant shall then also deliver to Landlord
that amount which is equal to one full month's Fixed Rent under Section 4.2.2 B
above; (i) and (ii) above equaling one full month's Fixed Rent as to the entire
Premises (herein, the "Security Deposit"), as security for full performance by
Tenant of all the terms, covenants and conditions herein. Provided that Tenant
has fully carried out all of the terms, covenants and conditions herein, the
Security Deposit shall be returned within thirty (30) days after the end of the
Lease Term unless this Lease is extended. In the event of default by Tenant
under this Lease beyond any applicable notice grace and cure period, Landlord
may use, apply or retain all or any part of the Security Deposit in payment of
any expense incurred by Landlord in curing the default by Tenant, in payment of
any rent due, to repair damages to the Premises, or to maintain the Premises in
the condition required hereunder. Unless otherwise required by law, Tenant shall
not be entitled to any interest on the deposit and Landlord may place the
Security

                                      -10-
<PAGE>

Deposit with its general funds. If Landlord fails to deliver the Proposed
Building as contemplated under Section 3.2C hereof, then the delivery of the
additional Security Deposit payment under subsection (ii) above is deemed waived
and shall be returned to Tenant.

                                  ARTICLE FIVE
                                    EXPENSES

         5.1 EXPENSES: "Expenses" are those costs which are attributable in
whole or in part to the Premises, to be paid by Tenant. As used in this Lease,
"Expenses" shall include:

             (a) Taxes, as defined in Section 5.2;

             (b) Insurance Premiums, as defined in Section 5.3;

             (c) Operating Costs, as defined in Section 5.4:

             (d) Utility Costs, as defined in Section 5.5.

         5.2 TAXES

             5.2.1 REQUIREMENT TO PAY TAXES: Tenant shall be responsible for and
pay to the appropriate taxing authority all taxes and assessments (collectively
"Taxes") applicable to the Premises. "Taxes" shall include, without limitation,
all property taxes (whether real or personal), assessments (general or special),
water and sewer connection or tap-in charges, supplemental property taxes,
personal property taxes, privilege taxes, Tenant's gross income taxes, excise
taxes, gross sales taxes, and all other governmental taxes, fees, impositions
and charges of every kind and nature, which shall be or become due and payable
under or by virtue of any law, statute, ordinance, regulation, or other
requirement of any governmental authority, whether federal, state, county, city,
municipal or otherwise, (i) which shall be levied, assessed or imposed upon
Landlord or Tenant with respect to the Premises (other than Landlord's Federal
or state income or transfer taxes), or (ii) which shall be levied, assessed or
imposed upon the Premises or become liens upon or against the Premises or any
portion thereof, or any interest of the owner of the Premises, Tenant, and
sublessee or occupant of the Premises under any instrument creating a leasehold
or other interest in the Premises or any portion thereof, or (iii) which shall
be levied, assessed, or imposed or shall be or become liens upon any personal
property used in connection with or any interest of the owner of the Premises
therein arising out of or related to Tenant's use of the Premises, or (iv) which
shall be levied or imposed upon or with respect to the possession, leasing,
operation, management, maintenance, improvement, alteration, repair, use or
occupancy of the Premises or any portion thereof by the owner of the Premises or
any other person having ownership or security interest in the Premises. All
betterment assessments shall be payable by Tenant when due the taxing
authorities. In no event shall Tenant be responsible for sales taxes due for
materials used to construct the Proposed Building. Landlord shall promptly
deliver to Tenant copies of all real estate tax bills received by Landlord. To
the extent any sums under this Section 5.2.1 are not paid by Tenant by that date
upon which they become an enforceable municipal lien against the Premises, then
Landlord may pay said amounts directly to the municipal taxing authority,
whereupon Tenant shall be separately invoiced by Landlord and shall reimburse
Landlord for such expenditure, together with interest and late fees in the same
measure as if Fixed Rent had been overdue hereunder.

                                      -11-
<PAGE>

            5.2.2 RIGHT TO CONTEST TAXES: Landlord shall promptly notify Tenant
of any increase in assessed value of, or increases in Taxes attributable to, the
Premises, of which Landlord receives notice or otherwise becomes aware. If Taxes
are not contested by Landlord, Tenant shall have the right to contest such
Taxes, at Tenant's sole cost and expense, by the appropriate proceedings
diligently contested in good faith. Notwithstanding such proceedings, the
contested Taxes shall be promptly paid and discharged, unless such proceedings
(and where necessary the posting of an appropriate bond or other security) shall
operate to prevent or stay the collection of the Taxes and secure any accruing
penalties or interest, and also to cure Landlord's default in the payment of
Taxes required under any mortgage upon the Premises. Landlord shall join Tenant
in such proceedings, if necessary, provided that Tenant pays all costs and
expenses incurred by Landlord including without limitation attorneys fees.

         5.3 INSURANCE PREMIUMS: "Insurance Premiums" shall mean the premiums
necessary to obtain and maintain the policies described in Article Seven below,
which shall at Landlord's election either be payable to the Landlord (to the
extent it is paying said premiums directly), or alternatively the companies
providing such insurance.

         5.4 OPERATING COSTS: "Operating Costs" shall mean the actual expenses
incurred for the operation and maintenance of the Premises, in accordance with
accepted principles of sound management and accounting practices, including but
not limited to expenses incurred in satisfaction of Tenant's obligations under
this Lease to keep and maintain the Premises in good condition and repair.
Tenant shall make its own direct arrangements with service providers for all
Operating Costs, unless otherwise and separately agreed to in writing by
Landlord and Tenant. Upon reasonable request, Tenant shall inform Landlord as to
the identity of all such providers, the nature of the services and the status of
all such payments and accounts. Operating Costs shall include a management fee
payable directly to Landlord equal to eighteen cents ($ 0.18) per rentable
square feet of the Existing Building and Proposed Building under this Lease
annually upon invoice. Operating Costs shall be payable by Tenant directly to
the third parties which are arranged for by Tenant to provide the respective
services. The following items are excluded from the definition of "Operating
Costs": (a) expenses for repairs or other work occasioned by fire, windstorm or
other insurable casualty (said expenses to be borne as set forth in Articles
Seven and Eight hereof); and (b) interest or amortization payments of any
mortgage placed on the Premises by the Landlord. To the extent Tenant fails to
provide or pay for necessary services to the Property, or the level or quality
of such services are deficient such that the Property or any portion thereof is
jeopardized, or materially impaired, or falls below the physical standard and
appearance of the Property as of the respective delivery dates to Tenant, or is
in violation of any applicable building, sanitary, or environmental laws, codes,
regulations or orders, then Landlord, upon reasonable prior notice to Tenant,
may contract with third party providers of Landlord's own selection and Tenant
shall be obligated to reimburse Landlord upon receipt of its invoice for any and
all such costs incurred for such services.

         5.5 UTILITY COSTS: "Utility Costs" shall include all charges made
during the term of this Lease for water, sewer service, gas, electricity, trash
removal, and other utilities and services supplied to the Premises, together
with any taxes thereon. Tenant shall make its own direct arrangements with
service providers for all Utility Costs, unless otherwise and separately agreed
to in writing by Landlord and Tenant. Upon reasonable request, Tenant shall
inform Landlord as to the identity of all such providers, the nature of the
utilities and related services, and the status

                                      -12-
<PAGE>

of all such payments and accounts. Utility costs (to the extent not included in
Operating Costs under Section 5.4 above) shall be payable by Tenant directly to
the provider of such services in a coordinated fashion with any Landlord
payments under Operating Costs under Section 5.4 above. To the extent Tenant
fails to provide or pay for utilities to the Premises, or the level or quality
of such utilities are deficient such that the Premises or any portion thereof is
jeopardized, or materially impaired, or falls below the physical standard and
appearance of the Premises as of the respective delivery dates to Tenant, or is
in violation of any applicable building, sanitary, or environmental laws, codes,
regulations or orders, then Landlord, upon reasonable prior notice to Tenant,
may contract with third party providers of Landlord's own selection and Tenant
shall be obligated to reimburse Landlord upon receipt of its invoice for any and
all such costs incurred for such utilities.

                                  ARTICLE SIX
                       MAINTENANCE, REPAIR AND ALTERATIONS

         6.1 TENANT'S MAINTENANCE AND REPAIR OBLIGATIONS: Tenant shall, at all
times during the Term and at its sole expense, maintain, repair, and replace the
Premises, including, without limitation, the roof and interior and exterior
walls of the building; all plumbing, water and sewer, heating, ventilation, air
conditioning and electrical facilities and equipment; all improvements,
alterations, and additions, structural members, foundations, partitions,
ceilings, skylights, showcases, windows, doors, storage tanks, glass and plate
glass, parking areas, paving, sidewalks, landscaping, drainage, and lighting
facilities; and all fixtures, equipment and facilities appurtenant to any of the
foregoing, and shall maintain the foregoing in good condition and repair. Such
maintenance and repair obligation shall run to all portions of the Premises,
expressly including the Parking areas and the Property, and shall include items
deemed to be capital improvements for tax purposes. Tenant shall be responsible
for its own cleaning of the Premises (interior and exterior). Tenant shall keep
the whole of the Premises in a safe, clean, sanitary, orderly and attractive
condition. Tenant shall paint as reasonably needed, the interior and exterior
surface of exterior walls. Tenant shall store all trash and garbage in adequate
containers located on the Premises. Tenant, at its sole expense, shall arrange
for the regular removal of its trash and garbage from the Premises.

         Notwithstanding the foregoing Tenant obligations, Landlord's sole
responsibility for maintenance, repairs, and replacements (for which Landlord
shall pay) shall be: (i) repairs due to defective workmanship or materials to
shell and core and base systems, structure and roof installed by Landlord in the
Proposed Building as delivered to Tenant, excluding any work on or attributable
to Tenant's Improvements, and (ii) any reasonable and necessary repairs and
replacements to the Existing Building (and its Parking area), or the site, which
are occasioned solely by Landlord's construction of the Proposed Building up to
its delivery to Tenant; and (iii) replacement of the roofs of the Existing
Building and Proposed Building and their exteriors (exclusive of glass in the
windows and doors and framing thereto which shall be Tenant's responsibility)
during the first ten (10) Lease Years hereunder (Tenant to be responsible for
such replacements during any Renewal Term(s); and (iv) replacement of the septic
system servicing the Existing Building, Proposed Building and related Property
areas during the first ten (10) Lease Years hereunder (Tenant to be responsible
for such replacements during any Renewal Term(s). If the Tenant exercises its
option to extend the Lease as provided hereunder, then Landlord shall also be
responsible (and shall pay for) repairs to the floors slabs and structural

                                      -13-
<PAGE>

elements which may be reasonably necessary during the extended portion of the
Term. Landlord shall not be responsible for any such repairs or replacements to
the extent caused by the negligence of willful misconduct of the Tenant, its
employees or independent contractors or deliverymen. Specifically, Landlord
shall not be responsible for any damage or wear caused to the septic system by
any materials deposited by Tenant beyond normal wear and tear; it being Tenant's
sole responsibility to ensure that all materials and waste products are properly
disposed of and that there are: no oils, fuels, chemical cleaning agents or
other caustic, biological, or hazardous materials disposed of in any manner
which causes harm to the septic system. Payments for which Landlord is
responsible under this paragraph shall not be included as Operating Costs under
Section 5.4 hereof.

         Tenant shall, at its sole expenses and without limitation, promptly
make all additions to or alterations or repairs or replacements in and about the
Premises which may be required by federal, state and local statutes, be required
by federal, state and local statutes, ordinances, regulations, orders, and
directives, which may hereafter apply in any manner whatsoever to the Premises,
but only after written approval of Landlord and in accordance with the
provisions of this Article.

         6.2 REFUSAL TO MAINTAIN OR REPAIR: If Tenant refuses or neglects to
make any alterations, additions or repairs, or to do any maintenance required
hereunder in a manner reasonably satisfactory to Landlord, Landlord shall have
the right, but not the obligation, after ten (10) days notice to Tenant, to make
such alterations, replacements, additions, or repairs, or perform such
maintenance on behalf of, and for the account of, Tenant. All costs incurred by
Landlord for such work, together with interest thereon at the maximum rate then
allowed under Massachusetts law, from the date of payment thereof by Landlord,
shall be deemed Additional Rent hereunder and shall be payable by Tenant to
Landlord.

         6.3 ALTERATIONS AND ADDITIONS:

             6.3.1 LANDLORD'S CONSENT REQUIRED: Tenant shall not make any
alterations, improvements, additions, or utility installations (collectively
"Alterations") in, on or about the Premises without Landlord's prior written
consent, which shall not be unreasonably withheld so long as Tenant is not in
default hereunder beyond any applicable notice grace and cure period hereunder.
Notwithstanding the foregoing, Tenant may during each Lease Year make
non-structural alterations which in the aggregate do not exceed $ 100,000.,
without Landlord's prior consent. As used in this Article, the term "utility
installation" includes, but is not limited to, carpeting, window coverings, air
lines, power panels, electrical distribution systems, lighting fixtures, space
heaters, air condition, plumbing, and fencing. Landlord may require Tenant to
provide Landlord, at Tenant's sole cost and expense, a lien and completion bond
in an amount equal to one and one-half times the estimated cost of such
Alterations, to insure Landlord against any liability for mechanic's and
materialman's liens and to insure completion of the work. If requested by
Tenant, Landlord may choose to accept a cash bond or letter of credit in an
amount equal to one and one-half times the estimated cost of such Alterations in
lieu of the lien and completion bond. Should Tenant make any Alterations without
the prior approval of Landlord, Landlord may require that Tenant remove any or
all of the same.

                                      -14-
<PAGE>

             6.3.2 OWNERSHIP OF ALTERATIONS: All fixtures and all carpeting and
other floor, wall and ceiling coverings, and all lighting fixtures installed on
the Premises by Tenant shall become the property of Landlord and shall remain
upon and be surrendered with the Premises upon the termination of the Lease,
provided however:

                  (a) Nothing in this Section shall be construed to give
         Landlord title to or to prevent Tenant's removal of trade fixtures
         and/or moveable office furniture and equipment;

                  (b) Landlord may require Tenant to remove any or all of any
         Alterations at the expiration of the Term of this Lease, so long as
         Landlord has at the time of approval of such Alteration advised Tenant
         that such removal will be required;

                  (c) Upon removal of any equipment, fixtures, and/or Alteration
         which Tenant is required or permitted to remove under this Lease,
         Tenant shall immediately and at its own expense repair and restore the
         Premises to the condition existing prior to installation (subject to
         ordinary wear and tear) and repair any damage to the Premises due to
         such removal.

         All property that was permitted to be removed by Tenant at the end of
the Term but which remains in the Premises for sixty (60) days after Tenant
vacates the Premises shall be deemed abandoned and may, at the election of
Landlord, either be retained as Landlord's property or may be removed from the
Premises by Landlord.

            6.3.4 SUBMISSION OF PLANS: Any Alterations in or about the Premises
that Tenant shall desire to make and which require the consent of the Landlord
shall be presented to Landlord, in written form, with proposed detailed plans.
Landlord shall respond to Tenant within five (5) business days of its receipt of
said plans. Landlord's consent, if any, shall be deemed conditioned upon
Tenant's acquiring all permits, licenses, and other authorization to do so from
appropriate governmental agencies at Tenant's cost, the furnishing of a copy
thereof to Landlord prior to the commencement of work, and the compliance by
Tenant with all conditions of said authorization in a prompt and expeditious
manner.

         All Alterations shall be performed in a first-class, workmanlike,
manner and in accordance with any plans and specifications therefor approved by
Landlord, which approval shall not be unreasonably withheld. All Alterations
shall be commenced and completed promptly.

         Landlord may condition its approval in this Article upon maintenance by
Tenant, at its cost, of appropriate insurance coverage.

            6.3.5 LANDLORD INSPECTION: Any Alteration shall be subject to
inspection at any time by Landlord and its architect, or their duly authorized
representatives, and if Landlord's architect upon such inspection shall be of
the opinion that the Alteration is not being performed in accordance with the
provisions of this Article or the plans and specifications, or that any of the
materials or workmanship are not first-class or are unsound or improper, Tenant
shall correct any such failure and shall replace any unsound or improper
materials or workmanship.

                                      -15-
<PAGE>

                  Upon completion of any Alteration, Tenant, at Tenant's
expense, shall obtain certificates of final approval of such Alteration required
by any appropriate authority and shall furnish Landlord with copies thereof,
together with "as-built" plans and specifications for such Alteration.

         6.4 PAYMENT OF CLAIMS/MECHANICS LIENS: Tenant shall (a) pay when due
and before delinquency all costs and expenses of work done or caused to be done
by Tenant in the Premises; (b) keep the title to the Premises and every part
thereof free and clear of any lien or encumbrance in respect of such work; and
(c) indemnify and hold harmless Landlord against any claim, loss, cost and/or
demand (including legal fees), whether in respect of liens or otherwise, arising
out of the supply of material, services or labor for such work. Tenant shall
give Landlord not less than ten (10) days notice prior to the commencement of
any Alteration on the Premises, and Landlord shall have the right to post
notices of non-responsibility on the Premises.

         Tenant shall immediately notify Landlord of any lien, claim of lien or
other action of which Tenant has or reasonably should have knowledge and which
affects the title to the Premises or any part thereof ("Lien"); and Tenant shall
cause such Lien to be removed within thirty (30) days of the date of its
attachment (or such additional time as Landlord may consent to in writing),
either by paying and discharging such Lien or by posting a bond or such other
security as may be reasonably satisfactory to Landlord.

         If Tenant shall fail to remove any such Lien within the required time
period, Landlord may take such action as Landlord deems necessary to remove
same. Any and all costs incurred by Landlord in taking such action, including,
without limitation, reasonable attorney fees, shall be repaid by Tenant to
Landlord on demand, with interest thereon at the rate of ten percent (10) per
annum from the date of payment; if unpaid, such amounts may be treated as
Additional Rent.

         6.5 LANDLORD NOT LIABLE FOR TENANT'S WORK: Landlord shall not under any
circumstances be liable to pay for any work, labor or services rendered or
materials furnished to Tenant in connection with the Premises, and no mechanic's
or other lien for such Work, labor or services, or materials furnished shall
under any circumstances attach to or affect the reversionary interest of
Landlord in the Premises or in any alterations, repairs or improvements to be
made thereon.

         Nothing contained in the Lease shall be deemed or construed in any way
as constituting the request or consent of Landlord, either express or implied,
to any contractor, subcontractor, laborer or materialman for the performance of
any labor or the furnishing of any materials for any specific improvement,
alteration, or repair to the Premises or any part thereof, nor as giving Tenant
any right, power or authority to contract for or permit the rendering of any
services or the furnishing of any materials on behalf of Landlord that would
give rise to the filing of any lien against the Premises.

                                 ARTICLE SEVEN
                                    INSURANCE

         7.1 LIABILITY INSURANCE: Throughout the Term of this Lease, Tenant
shall at its own expense provide and keep in force for the benefit of Landlord
and Tenant:

                                      -16-
<PAGE>

                  (a) Property insurance covering the Premises for its full
         replacement (100%) cost, with deductibles reasonably acceptable to
         Landlord (as to which deductibles, Tenant shall be responsible for
         payment in the event of any casualty or loss);

                  (b) Commercial (Broad Form Comprehensive) general liability,
         including products, completed operations, and contractual liability
         coverage in limits of not less than $5,000,000.00 per occurrence
         combined single limit for personal injury and property damage, and
         naming Landlord as an additional insured:

                  (c) Workers compensation insurance covering all persons
         employed at the Premises to the extent required by the laws of
         Massachusetts;

                  (d) Employers liability coverage at limits not less than
         $250,000/250,000/250,000;

                  (e) Comprehensive automobile liability covering all owned,
         hired and non-owned vehicles in limits of not less than $5,000,000.00
         per occurrence combined single limit for personal injury and property
         damage including all statutory coverages for all states of operation,
         and naming Landlord as an additional insured;

                  (f) Builder's risk insurance covering the construction of
         Tenant's Build-Out;

                  (g) Such other insurance, in such coverages and amounts and in
         such form, as is customarily obtained by owners of properties similarly
         constructed, operated, and maintained and reasonably acceptable to
         Landlord.

         7.2 CASUALTY INSURANCE: Throughout the Term of this Lease, Landlord
shall have the option as to the insurance required of Tenant in Section 7.1 (a)
to obtain itself and keep in effect insurance for fire and special extended
coverages (of such kind, in such amounts, and with such companies as Landlord
may in its reasonable discretion determine) for the Premises. In the event that
Landlord elects to obtain insurance policies for such coverages, Tenant shall
upon demand reimburse Landlord for the premiums required to obtain and maintain
such policies. Such premiums shall be deemed "Additional Rent" under Section
4.3.

         7.3 REQUIREMENTS FOR ALL INSURANCE POLICIES: Notwithstanding anything
contained herein to the contrary, Tenant shall be obligated to provide insurance
for any of Tenant's property, including without limitation Tenant's furniture,
fixtures, equipment, goods, inventory, and/or trade fixtures. All insurance
required under this Section shall be primary and noncontributing and shall be
written with companies reasonably acceptable to Landlord and its lenders. Tenant
shall deliver to Landlord certificates evidencing the existence and amount of
such insurance. No such policy shall be cancelable or subject to reduction of
coverage or other modification except after twenty (20) days written notice to
Landlord and its lenders and Landlord and its lenders shall be listed as
"additional named insureds" under all policies relating to the Premises. Tenant
shall not do nor permit to be done anything which would or shall invalidate the
insurance policies referred to in this Article.

         7.4 TENANT'S FAILURE TO PROVIDE INSURANCE: If Tenant fails to obtain or
to keep in effect any of the insurance required under this Article, Landlord
may, but shall have no

                                      -17-
<PAGE>

obligation to, procure such insurance at its option; any amounts advanced
therefor shall be paid by Tenant as Additional Rent in accordance with Article
IV.

                                 ARTICLE EIGHT
                              DAMAGE OR DESTRUCTION

         8.1 REPAIRS TO PREMISES: In the event the Premises are damaged or
destroyed in whole or in part by fire or other casualty during the term of this
Lease, and provided Landlord's lenders agree to the release of the insurance
proceeds toward this end (which they may do in their sole discretion) then
Landlord shall, after the adjustment of the insurance loss, immediately commence
and diligently pursue the restoration of the Premises to good and tenantable
condition. Landlord shall restore the Premises to substantially the same
condition as before the occurrence of such casualty, and Landlord may elect to
raze the damaged or destroyed improvement(s) and to use the insurance proceeds
to replace the improvement(s) so razed. The completed work of repair,
restoration or replacement shall be at least equal in value, quality and use to
the condition of the Premises before such destruction.

         8.2 APPLICATION OF INSURANCE PROCEEDS: The release of insurance
proceeds shall at all times be subject to the approval and direction of
Landlord's lender(s) as contemplated under Section 8.1 hereof. Tenant and
Landlord shall cooperate fully, at Tenant's sole expense, to obtain the largest
possible insurance recovery. If the insurance proceeds available for rebuilding
are insufficient to cover the cost of repairs and restoration of the Premises as
required hereunder, then Landlord may determine if the Premises shall be
rebuilt. If the available insurance proceeds exceed the cost of such repairs and
restoration, the excess shall be the property of the party obtaining and paying
the premiums for such insurance, and the other party shall have no right or
interest therein.

         8.3 REDUCTION OF RENT/TERMINATION: In the event the Premises are
damaged or destroyed in whole or in part by fire or other casualty during the
Term of this Lease, (a) there shall be no abatement of reduction in Rent due
under this Lease unless the restoration can not be completed within 180 days;
and (b) neither party shall have the right to terminate this Lease on account of
such damage or destruction without the consent of the other party unless the
restoration can not be completed within 180 days.

                                  ARTICLE NINE
                                  CONDEMNATION

         9.1 TOTAL TAKING: If the whole of the Premises or a substantial portion
thereof such that Tenant can not continue any of its business operations, or if
a material portion of the parking area portion of the Premises is taken by any
public authority under the power of eminent domain, then this Lease shall
terminate on the date possession of the Premises is delivered to such public
authority. Fixed Rent and Additional Rent shall be paid to that date and
prorated accordingly.

         9.2 PARTIAL TAKING.

             9.2.1 ADJUSTMENT TO RENT: If part (but less than a substantial
portion of the Premises as contemplated in Section 9.1) of the Premises is taken
by any public authority under the power of eminent domain, then, on the date
possession is required by such public authority,

                                      -18-
<PAGE>

this Lease shall terminate as to the portion taken, and the Fixed Rent due
hereunder shall be adjusted as follows:

                  (a) If part of either the Existing Building or Proposed
         Building which is included in the Premises is taken, then Fixed Rent
         shall be reduced on a square foot basis in proportion to the amount
         taken of such building which is taken.

                  (b) If no part of the Existing Building or Proposed Building
         is taken, but part of the land which is included in the Premises is
         taken, then Fixed Rent shall not be reduced or adjusted, unless said
         taking materially affects the tenant's use of the premises, in which
         case the fixed rent shall be reduced on a square foot basis in
         proportion to the amount of land taken.

             9.2.2 RESPONSIBILITY TO REPAIR: Except, as otherwise provided in
this Section, Landlord shall immediately commence and diligently pursue the
restoration of the remaining Premises to the extent necessary to permit the
continued use of the Premises, and shall use Landlord's Condemnation Award (as
described below) therefor. Landlord shall restore the Premises to substantially
the same condition as before the taking. In no event shall Landlord be required
to repair or replace (a) Tenant's personal property (such as wall coverings,
carpeting and window treatments); (b) Tenant's furnishings, operating equipment,
trade fixtures, or merchandise; or (c) Tenant's Alterations; except to the
extent that Landlord's Condemnation Award contains an amount allocated for
reimbursement of any of the foregoing.

             9.2.3 COST OF REPAIRS: If Landlord's Condemnation Award is
insufficient to cover the cost of restoration required hereunder, Landlord may
(but shall not be required to) complete such restoration and shall pay any and
all amounts by which the cost to complete such work exceeds the Award.

         9.3 LANDLORD'S OPTION TO TERMINATE: Notwithstanding anything to the
contrary contained in this Lease, if part of the Premises is taken by any public
authority under the power of eminent domain, Landlord shall have the right to
terminate this Lease upon the occurrence of any of the following and upon
written notice given to Tenant not later than ninety (90) days after
commencement of condemnation proceedings against the Premises (or, if such
proceedings are not commenced, not later than fourteen (14) days before Landlord
delivers possession of the part so taken by such public authority):

                  (a) If the taking of part of the Premises significantly and
         adversely affects Tenant's use of the Premises; or

                  (b) If restoration of the remainder of the Premises cannot in
         Landlord's opinion be completed within 180 days after the date
         possession is required by the public authority; or

                  (c) If Landlord's Condemnation Award is insufficient to the
         necessary restoration; or

                  (d) If the taking (i.e., the date possession is required by
         the public authority) occurs within the last 180 days of the then
         current Term of the Lease, provided however

                                      -19-
<PAGE>

         that the Lease may not be terminated under this Subsection if Tenant's
         option, if any, to further extend the term of this Lease is exercised
         after fifteen (15) days after Tenant receives from Landlord the
         termination notice described above.

Termination of the Lease pursuant to this Section shall be effective as of the
later of the date possession is required by the public authority or sixty (60)
days after Tenant receives the termination notice described above.

         9.4 LANDLORD'S CONDEMNATION AWARD: All damages awarded for such taking
shall belong to and be the property of the Landlord, whether such damages shall
be awarded as compensation for diminution in value to the leasehold or to the
fee of the Premises and/or for any improvements to the Premises whether made by
Landlord or Tenant. The amount received by Landlord which is allocable to the
Premises shall be "Landlord's Condemnation Award." However, Tenant shall be
entitled to any award for removal and relocation expenses, Tenant's loss of
business, and fixtures paid for by Tenant. Landlord and Tenant shall each seek
their own award and pay their own expenses in connection therewith.

                                  ARTICLE TEN
                      ASSIGNMENT SUBLETTING AND INSOLVENCY

         10.1 ASSIGNMENT/CHANGE IN TENANT OWNERSHIP: Neither the Lease, nor any
interest of Tenant in the Lease, shall be sold, assigned, or otherwise
transferred, directly or indirectly, whether by operation of law or otherwise,
and there shall be so subletting of the Premises or any part thereof, without
the prior written consent of Landlord, which consent shall not be unreasonably
withheld. Should any such an assignment or transfer be permitted hereunder,
Landlord may at its option (i) elect to enter into a new lease with the assignee
pursuant to the assignment or (ii) require payment to Landlord of fifty (50%)
percent of any and all amounts (after deduction of reasonable brokers and
attorneys fees in connection with the transaction, as well as reasonable
accommodations for tenant improvements and/or "free rent" periods, but only to
the extent they are usual and customary in the office market at that time)
collected by Tenant from the assignee pursuant to the assignment which are in
excess of the Fixed and Additional Rent established by this Lease. No permitted
assignment or other transfer as set forth above shall relieve Tenant of its
direct and primary liability under this Lease.

         The foregoing shall not apply to transactions with an entity into or
with which Tenant is merged or consolidated or to which substantially all of
Tenant's assets are transferred, or to any entity which controls or is
controlled by Tenant or is under common control with Tenant, provided that in
any of such events (i) the successor to Tenant has a net worth computed in
accordance with generally accepted accounting principles at least equal to the
net worth of the Tenant at the highest point within the two years preceding such
proposed transfer; (ii) proof satisfactory to Landlord of such net worth is
delivered to Landlord at least thirty (30) days prior to the effective date of
any such transaction; (iii) the assignee agrees to be directly bound to Landlord
and executes such documentation as may be reasonably requested by Landlord
toward this end and (iv) the proposed assignee or subtenant or transferee makes
substantially similar products to those made by Tenant from the Premises.
Notwithstanding the foregoing, no permitted assignment shall relieve the Tenant
from its direct and primary liability under this Lease.

                                      -20-
<PAGE>

         10.2 SUBLETTING: Tenant shall not sublet the Premises, or any part
thereof, at any time during the Term hereof without the prior written consent of
Landlord, which consent shall not be unreasonably withheld. No permitted sublet
shall relieve Tenant of its direct and primary liability under this Lease.

         10.3 MORTGAGE OR PLEDGE: In no event shall Tenant mortgage, encumber,
pledge, grant a security interest in, collaterally assign, or conditionally
transfer as collateral, the Lease, any equipment or fixtures of Landlord
incorporated in or used in connection with the Premises, provided however that
this Section 10.3 shall not preclude assignment permitted pursuant to Section
10.1 hereof.

         10.4 INSOLVENCY PROVISIONS

              10.4.1 LANDLORD'S OPTION TO TERMINATE: If the estate of Tenant
created hereby shall be taken in execution or by other process of law, or if
Tenant shall be adjudicated insolvent pursuant to the provisions of any present
or future insolvency law under state law, or if Tenant shall cease doing
business as a going concern or generally not pay its debts as they become due,
or if a receiver or trustee of the property of Tenant shall be appointed under
state law by reason of Tenant's insolvency or inability to pay its debts as they
become due or otherwise, or if any assignment shall be made of Tenant's property
for the benefit of creditors under state law, then and in such event, Landlord
may, at its option, terminate this Lease and all rights of Tenant hereunder
declaring an Event of Default under Article Twelve.

              10.4.2 TRANSFER OF TENANT'S INTEREST: Neither Tenant's interest in
the Lease, nor any lesser interest of Tenant therein, nor any estate of Tenant
hereby created shall pass to any trustee, receiver, assignee for the benefit of
creditors or other person or entity or otherwise by operation of law under the
laws of any state having jurisdiction of the person or property of Tenant unless
Landlord shall consent to such transfer in writing. No acceptance by Landlord of
Rent or any other payment from any such trustee, receiver, assignee, person or
other entity shall be deemed to have waived, nor shall it waive, the requirement
of Landlord's consent or the right of Landlord to terminate this Lease in the
absence of such consent to any transfer of Tenant's interest in this lease.

              10.4.3 TIME FOR ASSUMPTION OR REJECTION OF LEASE IN TENANT'S
BANKRUPTCY: In the event that either a voluntary petition or involuntary
petition for reorganization or liquidation or adjustment of debts is filed by or
against Tenant under Chapter 7, 11 or 13 of the Bankruptcy Code, the Tenant or
the bankruptcy trustee or the Tenant as debtor in possession must elect to
assume or reject this Lease within 60 days after the date of filing of the
petition. If the Tenant, trustee or debtor in possession shall elect to assume
this Lease, whether for the purpose of assignment or otherwise, such election
and assignment may only be made if all of the terms and conditions of Section
10.4.4 hereof are satisfied. If the Tenant, trustee or debtor in possession
shall fail to elect or assume this Lease within 60 days after the date of filing
the bankruptcy petition, this Lease shall be deemed to have been rejected. In
the event of such rejection, Landlord shall thereupon be immediately entitled to
possession of the Premises without further obligation to the Tenant, trustee or
debtor in possession and this Lease shall be cancelled, but Landlord's right to
be compensated for damages in such proceeding shall survive.

                                      -21-
<PAGE>

              10.4.4 CONDITIONS TO THE ASSUMPTION OF LEASE IN BANKRUPTCY
PROCEEDINGS: In the event that a voluntary or involuntary bankruptcy petition is
filed by or against Tenant, and Tenant, trustee or debtor in possession elects
to assume the Lease in accordance with the provisions of Section 10.4.3 above,
such assumption shall only be effective if each of the following conditions,
which Landlord and Tenant hereby acknowledge to be commercially reasonable in
the context of a bankruptcy proceeding of Tenant, have been satisfied:

                  (a) The Tenant, trustee or the debtor in possession has cured
         or has provided Landlord adequate assurance that the Tenant, trustee or
         debtor in possession will cure all monetary defaults under the Lease
         within 10 days from the date of assumption of the Lease.

                  (b) The Tenant, trustee or the debtor in possession has cured
         or has provided Landlord adequate assurance that the Tenant, trustee or
         debtor in possession will cure all non-monetary defaults under the
         Lease within 30 days from the date of assumption of the Lease.

                  (c) The Tenant, trustee or the debtor in possession has
         compensated or has provided to Landlord adequate assurance that
         Landlord will be compensated for any pecuniary loss incurred by
         Landlord arising from the default of the Tenant, trustee or debtor in
         possession within 10 days from the date of assumption of the Lease.

                  (d) The Tenant, trustee or debtor in possession has provided
         Landlord with adequate assurance of the future performance of each of
         the Tenants, trustees or debtor in possessions obligations under this
         Lease; provided, however, that the Tenant, trustee or debtor in
         possession shall also deposit with the Landlord as security for the
         timely payment of rent an amount equal to two (2) months rent accruing
         under this Lease.

                  (e) The assumption of the Lease will not breach any provision
         in any other lease, mortgage, financing agreement or other agreement by
         which Landlord is bound relating to the premises.

              10.4.5 ASSIGNMENT OF LEASE BY TENANT: Notwithstanding any
provisions of this Article to the contrary, if this Lease is assigned to any
person or entity pursuant to the provisions of the Bankruptcy Code:

                  (a) Any and all monies or other considerations, payable or
         otherwise, to be delivered in connection with such assignment, shall be
         paid or delivered to Landlord, shall be and remain the exclusive
         property of Landlord, and shall not constitute property of Tenant or
         the estate of Tenant within the meaning of the Bankruptcy Code. Any and
         all monies or other considerations constituting Landlord's property
         under the preceding sentence not paid or delivered to Landlord shall be
         held in trust for the benefit of Landlord and shall be promptly paid or
         delivered to Landlord; and

                  (b) Any person or entity to which this Lease is assigned
         pursuant to the provisions of the Bankruptcy Code shall be deemed
         without further act or deed to have assumed all of the obligations
         arising under this Lease on and after the date of such

                                      -22-
<PAGE>

         assignment. Any such assignee shall upon demand execute and deliver to
         Landlord an instrument confirming such assumption.

              10.4.5 MEASURE OF DAMAGES: Notwithstanding anything in this Lease
to the contrary, all amounts payable by Tenant to or on behalf of Landlord under
this lease, whether or not expressly denominated as rent, shall constitute rent
for the purpose of Section 502(b)(6) of the Bankruptcy Code.

         10.5 SURVIVE LEASE: The provisions of Article 10 hereof shall survive
the expiration or earlier termination of the Lease.

                                 ARTICLE ELEVEN
                              OBLIGATION OF LESSEE

         11.1 COMPLIANCE WITH LAWS, ETC.: Tenant shall comply with all statutes,
ordinances, rules and regulations, of all Federal, state, municipal, or other
governmental or quasi-governmental authorities having jurisdiction over the
Premises or any part thereof and the use and occupation thereof by Tenant, and
tenant shall so comply, whether or not such statutes, ordinances, rules and
regulations, shall hereafter be enacted, and whether or not the same may be said
to be within the present contemplation of the parties hereto. Landlord
represents that the Premises (i.e. Existing Building and related Property areas)
are presently in compliance with all such statutes, ordinances, rules and
regulations.

         In the event compliance requires Alterations to the Premises, Landlord
shall, at Tenant's request, contest or seek relief, but nothing herein shall
relieve Tenant of the obligation, at Tenant's expense, to comply whenever
Landlord shall so direct.

         Notwithstanding anything herein to the contrary, Tenant shall not be
required to make structural changes or changes to building systems unless
required of Tenant's own particular use, in which case any and all such changes
shall be at Tenant's sole cost and expense.

         11.2 PERMANENT SIGNAGE: Tenant shall install corporate identity signs
in accordance with the terms of the Zoning Board of Appeals of Billerica, only
after obtaining any and all requisite permits and approvals therefor. Tenant
agrees that it shall not erect nor cause to be erected any permanent signs,
notices, or advertisements upon the Premises or affix such thereto without the
prior written consent of Landlord, which shall not be unreasonably withheld, and
unless such signs, notices or advertisements shall be erected and affixed
according to all laws, local regulations and ordinances, and shall advertise
only a business or use of the Premises specifically authorized by this lease.
Tenant shall not erect any sign that by reason of its weight or size might
damage the Premises, nor shall Tenant paint any signs, notices, or advertising
on the exterior walls of the building or buildings without Landlord's prior
written consent. Signs placed on the Premises by Tenant shall be removed by it
not later than the end of the Term of this Lease as it may be extended
hereunder, or any sooner termination thereof, unless Landlord and Tenant agree
otherwise, and upon removal of any such signs, Tenant shall repair any damage to
the Premises caused thereby.

         11.3 SECURITY: Tenant shall be solely responsible for security of the
Premises, and shall use such means and methods of assuring security for the
premises as are reasonably

                                      -23-
<PAGE>

acceptable to the Landlord and appropriate for its business; and Tenant agrees
to indemnify and hold harmless Landlord from and against any and all claims,
losses, liabilities and damages arising from any breaches, lapses, or failure to
provide adequate security for the persons and property on the Premises
(including damage to the Premises itself).

         11.4 INDEMNIFICATION: Tenant shall defend, indemnify and save harmless,
Landlord and its officers, stockholders, directors, employees, or agents of
Landlord (collectively "Indemnified Parties"), from (a) all liabilities, claims,
causes of action, suits, damages, and expenses (collectively "Claims") arising
from (i) any work or thing whatsoever done for or by Tenant, or any condition
created in or about the Premises during the Term by Tenant; (ii) any use,
nonuse, possession, occupation, alteration, repair, condition, operation,
management, or maintenance of the Premises or any part thereof, or of any
street, alley, sidewalk, curb, vault, passageway, common area or space,
comprising a part thereof or adjacent thereto by Tenant; (iii) any negligent or
otherwise wrongful act or omission of Tenant or its employees, agents, or
contractors; (iv) any accident, injury (including death) or damage to any person
or property occurring in, on or about the Premises, or any part thereof or in,
on or about any street, alley, sidewalk, curb, vault, passageway, common area or
space comprising a part thereof or adjacent thereto, not attributable to acts or
omissions to act by Landlord; (v) any contest of matters permitted by the Lease;
and (vi) any breach, violation, or nonperformance of any covenant, condition or
agreement in the Lease to be observed or performed by Tenant; and (b) all costs,
expenses, and liabilities incurred, including reasonable attorney fees and
disbursements through and including appellate proceedings, in or in connection
with any of such Claims. If any action or proceeding shall be brought against
any of the Indemnified Parties by reason of any such Claims, Tenant, upon notice
from any of the Indemnified Parties, shall resist and defend such action, at its
sole cost and expense by counsel chosen by Tenant who shall be reasonably
satisfactory to such Indemnified Party. Tenant or its counsel shall keep each
Indemnified Party fully apprised at all time of the status of such defense. The
provisions of this Section 11.4 shall survive the expiration or earlier
termination of the Lease.

         11.5 LANDLORD NOT LIABLE FOR LOSS OF TENANT'S PROPERTY: Neither
Landlord nor its agents shall be liable for any loss of or damage to the
property of Tenant or others by reason of casualty, theft, or otherwise, or for
any injury or damage to any persons or property resulting from any cause unless
due to the gross negligence or willful misconduct or Landlord, its agents,
servants or employees acting with the scope of their employment.

                                 ARTICLE TWELVE
                                DEFAULT BY TENANT

         12.1 EVENTS OF DEFAULT: Each of the following shall be deemed an event
of default ("Event of Default") and a breach of the Lease by Tenant.

                  (a) If the Fixed Rent shall not be paid when due and payable,
         provided that said default is not cured within ten (10) days after
         written notice (provided however, Landlord shall not be required to
         give written notice more than one time any any twelve month period).

                                      -24-
<PAGE>

                  (b) If Tenant shall fail to pay any Additional Rent required
         hereunder when due and payable, provided that said default is not cured
         within ten (10) days after written notice (provided however, Landlord
         shall not be required to give written notice more than one time any any
         twelve month period).

                  (c) If Tenant shall default in the performance or observance
         of any of the other terms of the Lease, and such default shall continue
         for thirty (30) days after written notice by Landlord to Tenant, or (if
         default is such a nature that it cannot be completely remedied within
         said thirty (30) day period) Tenant shall not commence within said
         thirty (30) day period to remedy such default and thereafter diligently
         prosecute the same to completion.

                  (d) If Tenant vacates or abandons the Premises, except
         pursuant to an assignment or sublease permitted by the terms of this
         Lease.

                  (e) If Landlord declares an Event of Default as permitted in
         Article Ten in the event of Tenant's Bankruptcy or insolvency.

                  (f) If Tenant shall cease to exist as a corporation in good
         standing in the state of its incorporation.

                  (g) If Tenant uses the Premises for any purpose other than the
         permitted use under this Lease.

         12.2 REMEDIES:

              12.2.1 RE-ENTRY AND POSSESSION: Upon the occurrence of an Event of
Default, Landlord, without further notice to Tenant, may declare this Lease
and/or Tenant's right of possession at an end and may re-enter the Premises by
process of law, in which event Landlord shall have the right to recover from
Tenant the following:

                  (a) The worth at the time of award of the unpaid Rent which
         has been earned at the time of termination;

                  (b) The worth at the time of award of the amount by which the
         unpaid Rent which would have been earned after termination of this
         Lease until the time the award exceeds the amount of such rental loss
         the Tenant proves could have been reasonably avoided;

                  (c) Any other amount necessary to compensate Landlord for all
         detriment proximately caused by Tenant's failure to perform its
         obligations under this Lease or which, in the ordinary course of
         things, would be likely to result therefrom, including, but not limited
         to, the reasonable cost of recovering possession of the Premises,
         expenses of reletting including necessary renovations and alterations,
         reasonably attorney fees and real estate brokerage commissions. The
         "worth at the time of the award," as used in (a) and (b) of this
         Article 12.2.1, is to be computed by allowing interest at the rate of
         twelve (12%) percent per annum. Notwithstanding the foregoing, in no
         event shall Landlord be entitled to consequential damages.

                                      -25-
<PAGE>

                  No receipt of monies by Landlord from Tenant after termination
of the Lease, or after the giving of any notice of the termination of the Lease,
shall reinstate, continue or extend the Initial Term, or affect any prior notice
given to Tenant, or operate as a waiver of the right of Landlord to enforce the
payment of Rent payable by Tenant, or operate as a waiver of the right of
Landlord to recover possession of the Premises, except herein provided. Except
as provided herein or as prohibited by law, Tenant waives any right of
redemption provided by any law now in force or hereafter enacted, or re-entry or
repossession.

              12.2.2 CONTINUATION OF LEASE: Upon the occurrence of an Event of
Default Landlord may, at its option, continue this Lease in full force and
effect without termination Tenant's right of possession, and collect Rent,
Additional Rent, and other monetary charges when due. Landlord shall have the
right to take the following action which shall not constitute a termination of
Tenant's right of possession: (1) acts necessary to maintain, repair and
preserve the Premises; (2) efforts to relet the Premises, or any part thereof,
to third parties for Tenant's account; and (3) the appointment of a receiver to
protect Landlord's interest in this Lease.

              12.2.3 REMEDIES CUMULATIVE: These remedies of Landlord are
cumulative and in addition to and not exclusive of any other remedy of Landlord
herein given or which maybe permitted by law. These remedies may be exercised
jointly or severally without constituting an election of remedies.

         12.3 WAIVER: No failure by Landlord to require strict performance of
any covenant or term of the Lease, or to exercise any right or remedy upon a
breach, and no acceptance of full or partial Rent during any such breach, shall
constitute a waiver of any such breach. No term of the Lease to be performed or
complied with by Tenant, and no breach thereof, shall be waived or modified
except in writing by Landlord. No waiver of any breach shall affect the Lease.

         12.4 RIGHT TO CURE TENANT'S DEFAULT: If any Event of Default occurs, or
if Tenant shall fail to comply with the `Lease, Landlord shall have the right
but not the obligation (a) to perform for Tenant if the same arises out of any
obligation owed by Tenant to a third-party or (b) to make any expenditure or
incur any obligation for the payment of money for any obligation owed to
Landlord, including, but not limited to, reasonable attorney fees and
disbursements in instituting, prosecuting or defend in any action, with interest
thereon at eighteen percent (18) per annum or the maximum rate permitted by law
("Applicable Rate"). Such amounts shall be Additional Rent and shall be paid by
Tenant to Landlord immediately.

                                ARTICLE THIRTEEN
                                 QUIET ENJOYMENT

         Upon payment of Rents and performance of all terms of the Lease, Tenant
may, during the Term or any Renewal Term, peaceably and quietly have, hold and
enjoy the Premises without any manner of suit, trouble or hindrance from any
person claiming through Landlord subject to the terms of the Lease.

                                      -26-
<PAGE>

                                ARTICLE FOURTEEN
                            MISCELLANEOUS PROVISIONS

         14.1 NOTICE: All notices required or permitted hereunder shall be in
writing and shall be given either by personal delivery, or by first class,
certified mail, or by reliable overnight delivery service which provides
receipts evidencing sending and delivery. If such notice is served personally,
the notice shall be deemed made at the time of delivery, but only if a receipt
evidencing delivery of the notice is obtained. If notice is by mail, the notice
shall be deemed given five (5) days after the date when deposited in the United
States mail, certified, return receipt requested, and postage prepaid. If notice
is by overnight delivery service, the notice shall be deemed given one business
day following the date such notice is deposited with the delivery service, all
fees prepaid.

         Any such notice shall be addressed to the parties as follows:

                  Landlord:       Progress Road LLC
                                  10 Waltham Street
                                  Wilmington, Mass. 01887
                                  Attn: Michael Vetrano, CFO

                  with a copy to: Paul A. Hedstrom, Esquire
                                  Hinckley, Allen & Snyder
                                  One Financial Center, Suite 4600
                                  Boston, MA 02111-2625

                  Tenant:         Terry Massood
                                  PRI Automation
                                  17 Progress Road
                                  Billerica, Mass. 01821

                  with a copy to: Attorney Jacob Politan
                                  Foley Hoag & Eliot
                                  One Post Office Square
                                  Boston, Massachusetts 02109

Any party may change its address, or change or designate additional persons to
receive such notices, by written notice as provided herein.

         14.2 HOLDING OVER: Tenant acknowledges that possession of the Premises
must be surrendered to Landlord at the expiration or sooner termination of the
Term of the Lease, whichever is later. The parties agree that the damage to
Landlord to timely surrender possession of the Premises as aforesaid will be
substantial, will exceed the amount of the Fixed Rent and Additional Rent
payable, and will be impossible to accurately measure. Tenant therefore agrees
that if possession of the Premises is not surrendered to Landlord as required,
then Tenant shall pay Landlord as liquidated damages for each month and each
portion of any month during which Tenant holds over in the Premises in addition
to any sums payable pursuant to the foregoing indemnity, a sum equal to two (2)
times the aggregate of the Fixed Rent and Additional Rent which was payable for
the last month of the Term. Nothing herein shall permit Tenant to retain

                                      -27-
<PAGE>

possession of the Premises after the expiration or sooner termination of the
Term of the Lease. If Tenant holds over in possession after the expiration or
sooner termination of the Term of the Lease, whichever is later, this shall not
extend the term or renew the Lease, but the tenancy shall continue as a tenancy
from month-to-month upon the terms and conditions of the Lease at the Fixed Rent
and Additional Rent as herein increased. This provision shall survive the
expiration or earlier termination of the Lease.

         14.3 LANDLORD'S ACCESS TO PREMISES: In addition to the right of
inspection described in Article Six, Landlord shall at all times during the Term
have the right to enter the Premises at reasonable times and upon reasonable
notice under the circumstances to inspect or to show to prospective purchasers.
Landlord shall also have the right during the Term to display the customary "For
Sale" sign on the Premises, provided that Landlord indicates that Tenant's
business is not for sale. During the last nine (9) months of the Term, Landlord
shall have the right to enter the Premises at reasonable times and upon
reasonable notice to show to prospective new tenants and to display the
customary "For Rent" signs on the Premises.

         Further, Landlord shall at all times during the Term have the right to
enter the Premises at reasonable times and upon reasonable prior notice to
Tenant under the circumstances to make such repairs or alterations as Landlord
deems necessary or advisable, but such right shall not be construed as
obligating Landlord to make any repairs or inspections of the Premises. Landlord
agrees to use reasonable efforts not to materially interfere with Tenant under
the foregoing circumstances.

         14.4 PROVISIONS RELATING TO LANDLORD

         A. DEFINITION OF "LANDLORD": As used in this Lease, the term "Landlord"
shall mean the owner or a mortgagee in possession, as the case may be. Nothing
herein shall permit Tenant to retain possession of the Premises after the
expiration or sooner termination of the Term of the Lease.

         B. SUBORDINATION: On Landlord's demand, Tenant agrees to subordinate
its rights hereunder to the lien of any mortgage or any other method of
financing or refinancing, now or hereafter placed against all or any portion of
the Premises and/or any improvements now or hereafter built by Landlord on the
Premises, and to any and all advances made or to ,be made thereunder, and to the
interest thereon, and to all renewals, replacements, consolidations and
extensions thereof by Landlord. Within ten (10) days after such demand, Tenant
shall execute, acknowledge and deliver all instruments necessary or proper to
effect such subordination; provided, however, that notwithstanding any such
subordination, Tenant's rights under this Lease shall remain in full force and
effect so long as Tenant is not in default beyond any applicable notice, grace
and cure periods, but if proceedings are brought for foreclosure or to exercise
a power of sale or the like, Tenant shall attorn to the purchaser. If Tenant
shall fail, neglect or refuse to execute and deliver any such document within
ten (10) days after receipt of written notice to so do and the receipt by Lessee
of the document to be executed by it, Tenant hereby appoints Landlord, its
successors and assigns, the attorney-in-fact of Tenant, irrevocably to execute
and deliver any and all such documents for and on behalf of Tenant.
Notwithstanding anything to the contrary herein, Landlord shall execute and
deliver to Tenant no later than the Commencement Date, a Subordination
Non-Disturbance and Attornment Agreement, executed

                                      -28-
<PAGE>

by Landlord's lender on its standard form, for Tenant's execution and return to
Landlord for recording.

         C. COLLECTION OF JUDGMENTS: Tenant shall look first to Landlord's
interest in the Premises for the collection of any judgment requiring the
payment of money by Landlord because of any default by Landlord under the Lease.
In no case shall Tenant seek collection against the assets of Landlord greater
in the aggregate than the fair market value of the Premises without deduction
for any liens, mortgages, or encumbrances thereon. Neither Landlord's affiliates
nor the officers, directors, stockholders, or employees of Landlord or its
affiliates, shall be subject to levy execution or other procedure for the
satisfaction of Tenant's remedies under the Lease. However, nothing contained
herein shall be construed to permit Tenant to offset, and Tenant agrees that it
shall not offset against the rents due a successor Landlord, for any judgment
requiring the payment of money by reason of any default of a prior Landlord.

         14.5 WAIVE JURY: INTENTIONALLY DELETED

         14.6 NO BROKERS: Landlord agrees to pay a brokerage fee to the
Stubblebine Company as broker in this transaction, pursuant to a separate
written agreement between them. The parties acknowledge this is the only
brokerage fee due from Landlord arising from this Lease. Tenant agrees to
indemnify and save Landlord harmless from all claims from brokerage commission
by any person or entity claiming to have brought about this Lease transaction,
other than the Stubblebine Company. This Article shall survive the expiration or
earlier termination to the Lease.

         14.7 RECORDING: This Lease shall not be recorded, but the parties agree
to execute and deliver for recording a Memorandum of Lease incorporating the
basic terms and conditions hereof, but deleting any mention of the rental
payments.

         14.8 ATTORNEY FEES: Should either party hereto institute any action or
proceeding in court to enforce any provision hereof or for damages by reason of
an alleged breach of any provision of this Lease, the prevailing party shall be
entitled to receive from the losing party such amount as the court may adjudge
to be reasonable attorney fees for the services rendered the prevailing party in
such action or proceeding.

         14.9 ENFORCEABILITY: If any provision of the Lease shall be invalid or
unenforceable, the remainder of the Lease shall not be affected and every
provision of the Lease shall be enforceable to the fullest extent.

         14.10 SUCCESSORS AND ASSIGNS: This Lease shall bind and inure to the
benefit of Landlord and Tenant and their respective successors and, except as is
otherwise provided herein, their assigns.

         14.11 GOVERNING LAW: The Lease shall be governed by and construed in
accordance with laws of the Commonwealth of Massachusetts.

         14.12 ENTIRE AGREEMENT: This Lease contains the entire agreement
between the parties and may not be extended, terminated or modified except in
writing executed by the parties hereto. All prior understandings and agreements
between the parties and all working drafts are

                                      -29-
<PAGE>

merged in the Lease. The parties agree that no inferences shall be drawn from
changes from any working drafts of the Lease.

         14.13 HEADINGS: The headings are only for convenience and in no way
define, limit or describe the scope nor in any way affect the Lease.

         14.14 LANDLORD'S RULES AND REGULATIONS: Landlord shall be entitled to
promulgate, and Tenant shall abide by all reasonable rules and regulations
governing the Premises and access thereto, (particularly during the period of
Landlord's Build-Out of the Proposed Building) provided Tenant's rights under
this Lease or its use of the Premises are not materially impaired thereby.

         14.15 FORCE MAJEURE: In any case where either party is required to do
any act other than the payment of money, delays caused by or resulting from acts
of god; war; civil commotion; fire; flood or other casualty; labor difficulties;
shortages of labor, materials or equipment; unusual or onerous government
regulations; unusually severe weather or other causes of a like catastrophic
nature and beyond such party's reasonable control ("Force Majeure"), shall not
be counted in determining the time during which such act shall be completed and
such time shall be deemed to be extended by the period of such delay.

                                ARTICLE FIFTEEN
                          TENANT'S RIGHT OF FIRST OFFER

         Landlord hereby grants to Tenant the following "right of first offer"
to acquire fee ownership of the Premises provided: (i) that Tenant has not been
in material default under this Lease beyond any applicable notice grace and cure
periods and (ii) that this Lease is in existence and in full force and effect.
Prior to the execution of any final binding agreement for the sale of the
Premises, Landlord shall first offer the Premises to the Tenant, in writing,
stating Landlord's offering price, term and conditions; whereupon Tenant shall
have a period of ten (10) business days to enter into a binding final agreement
with Landlord to acquire the Premises on the price, terms and conditions set
forth in Landlord's written notice. If Tenant fails to execute such binding
final agreement, then the rights under this Section shall lapse and be deemed
null and void; Landlord shall not be required to re-offer the Premises to Tenant
(unless Landlord accepts an offer within the next six (6) months at a price
which is more than ten (10%) percent less than that which was rejected by
Tenant); and Landlord may convey the Premises to any party, at any time, on
price, terms and conditions acceptable to Landlord.

         IN WITNESS WHEREOF, the parties have executed this Lease under seal the
day first written above.

WITNESS:                                        PROGRESS ROAD LLC
                                                (Landlord)

/s/ [ILLEGIBLE]                                 By  /s/ [ILLEGIBLE]
------------------------------                      ---------------------------

                                      -30-
<PAGE>

WITNESS:                                        PRI AUTOMATION

                                                (TENANT)

/s/ [ILLEGIBLE]                                 By  /s/ Cosmo S. Trapani
------------------------------                      ---------------------------

Attach Corporate Resolution/Evidence of Authority

                                      -31-

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