Document:

EXHIBIT 10.3

LEASE
AGREEMENT BETWEEN COMPANY AND AT ENGINEERING SDN BHD

AN
AGREEMENT is made on the date stated in Section I of the First schedule hereto
between the party whose name and description are stated in Section 2  of the First Schedule hereto (hereinafter
called “the Landlord”) of the one part and the party whose name and description
are stated in Section .3 of the First Schedule hereto (hereinafter called “the
Tenant”) of the other part.

WHEREAS
the Landlord is the beneficial owner of the space described in Section 4 of the
First Schedule hereto (hereinafter called “the Demised Premises”) being part of
two storey factory building bearing address Plot 82 Lintang Bayan Lepas. Bayan
Lepas Industrial Park. Phase IV, 11900 Bayan Leaps. Penang, Malaysia.
(hereinafter called “the Complex.

WHEREAS
the Landlord is desirous of letting and the Tenant is desirous of taking the
Demised Premises upon the terms and conditions hereinafter appearing.

NOW
IS HEREBY AGREED as follow:-

1.                               The
Landlord lets and the Tenant takes a tenancy of the Demised Premises for a
complete and full period specified in Section 5 of the First Schedule (The
Term) from the date of commencement to the date of expiration as specified in
Section 6 and Section 7 respectively of the First Schedule at the monthly
rental as specified in Section of the First Schedule.

2.         DEPOSITS

(a)     The Tenant shall upon execution of this Agreement pay to the Landlord
rental deposit provided in Section 9 of the First Schedule hereto (the receipt
of which the Landlord hereby acknowledges) as security for the due performance
of the terms and conditions of this Agreement (hereinafter referred to as “the
Rental Deposit”). The Rental Deposit shall be refunded to the Tenant (without
interest) at the expiry of the Term without prejudice Landlord’s right against
the Tenant for any antecedent breach by the Tenant. The Rental Deposit shall
not at any time be used as payment of the monthly rental due at any time
without express consent of the Landlord.

(b)   The Tenant shall pay to the Landlord monthly
for the monthly electric power usage base on the usage reading on the
separately installed meter. Electric power charge shall be at LLN rate.

(c)    The Tenant shall not be required to pay for
water usage within the Demised Premises so long as water is not used for
“process” type production.

3.         THE TENANT HEREBY COVENANTS WITH THE
LANDLORD as follows:-

(a)                      To pay the reserved rent punctually on or
before the 16lh day of
each and every calendar month without demand:

(b)       To pay charges for
electricity consumed within the Demised Premises.

(c)        To
pay conservancy sewage and refuse removal when invoices are receive from the
relevant

authority.
Payment shall be proportionally divided out between the Landlord and Tenant at
4:1 ration (Base on approx area of Landlord and Tenant usage.)

(d)                      To use the Demised Premises for the purpose
specified in Section 11 of the First schedule only;

(e)                       To keep the interior of the Demised Premises
in good and tenant able repair and condition (reasonable wear and tear and
damage by fire or casualty not by the fault of tenant excepted) Example;- walls.
ceiling, toilets. etc,

(f)        To
permit the Landlord and his duly authorized agents at all reasonable times to
enter upon

the
Demised and to view the conditions thereof. 
PROVIDED THAT the Landlord gives the Tenant twenty four (24) hours
written notice staling the Landlord’s intention to do the same. The Landlord
may serve upon the Tenant notice in writing specifying any repair or

 1
 

work
necessary to be done or replacement necessary to be made to comply with the
Tenant’s covenants to repair herein contained and require the Tenant forthwith
to execute such repairs of work or made such replacement and if the Tenant
shall not within seven (07) days after the service of such notice proceed
diligently with the execution of such repairs or work or the making of such
replacement then it shall be lawful for the Landlord to enter upon the demised
premises and execute such repairs or work or make such replacement and the
costs thereof shall be paid by the Tenant to the Landlord forthwith;

(g)                      Not to assign, sublet or part with the
possession of the Demised Premises or any part thereof;

(h)                      Not to make or permit to be made any
alteration or partitions in or additions to the Demised Premises without the
Landlord’s consent;

(i)                          If any alterations or additions or partitions
were made to the Demised Premises with the written consent of the Landlord the
Tenant shall at his own costs reinstate the Demised Premises substantially
similar to its original conditions at the expiry of the Term;

(j)                          Not to do permit or suffer to be done on the
Demised Premises anything which may become a nuisance or cause annoyance damage
to or in any way interfere with the quite occupation and comfort of any other
adjoining occupiers or the neighbourhood;

(k)                       Not to do or permit or suffer to be done upon
Demised Premises, anything which will or may infringe or contravene any law,
by-laws or regulations made by the Government, the Local Council or other
competent authorities affecting the Demised Premises;

(l)                          Not to use the demised premises for any
unlawful or immoral purpose;

(m)                    To compensate and indemnify and keep
indemnified the Landlord against summonses actions, proceedings, claims and
demands, costs, damages and expenses which may be levied brought or made
against him or which he may sustain or incur by reason or any act or omission
of the Tenant or the use of the Demised Premises or damage to any part of the
Complex and Common Area;

(n)                      To maintain the Demised Premises and all water
closets within the Demised Premises in neat and clean condition and make good
any damage thereto;

(o)                       To be responsible for the safekeeping of all
its goods and property within the Demised Premises;

(p)                     To maintain insurance coverage on its
operations at the Demised Premises and its equipment, inventory and personal
property within the Demised Premises;

(q)                      Not to store or bring upon the Demised
Premises arms, ammunition or unlawful goods, gunpowder, salt petre or any
explosive or combustion hazardous substance in any part of the Demised
Premises;

(r)                         At the expiration or sooner determination of
this Tenancy to peaceably surrender and yield up to the Landlord the Demised
Premises in good and substantial repair and condition.

(s)                       To permit the Landlord or his agents during
three (3) months preceding the termination of the Tenancy hereby created at all
reasonable times to bring any person authorized to view the said Premises for
purposes of re-letting or selling the said Premises.

4.         THE
LANDLORD HEREBY COVENANTS WITH THE TENANT as follows:-

(a)                      To pay all quit rent and assessment imposed on
and payable in respect of the Demised Premises other that those expressly
covenanted to be paid by the tenant herein:

(b)                     That the tenant paying the rent hereby
reserved and observing and performing the several covenants and stipulations on
this part herein contained shall peacefully hold and enjoy the Demised Premises
during the term hereby granted without any interruption by the Landlord or any
person frightfully claiming under or in trust for the Landlord;

(c)                      The Landlord shall not be responsible to the
Tenant for any property damage or loss or personal injury arose within the
Demised Premises;

(d)                     The Landlord shall maintain or repair the
Complex , the Common Area, all heating and ventilation and air conditioning
system serving the Demised Premises during the Term;

 2
 

(e)        To provide security for
the Complex and the Common Area;

(f)                         To provide Tenant non-exclusive use of ten
(10) parking spots in the parking lots serving the Complex;

(g)                      To permit the Tenant non-exclusive use of
Common Area serving the Complex and to use an additional small section of the
external common canteen area of the Complex.

5.                           PROVIDED ALWAYS AND IT IS HEREBY MUTUALLY
AGREED BY THE PARTIES HERETO as follow:-

(a)  If the rent hereby reserved or any part
thereof shall any time be unpaid for seven (7) days after the same shall have
become due (whether formally demanded for or not) or if any covenant on the
Tenant’s part herein contained shall not be performed or observed then and in
any such case it shall be lawful for the Landlord after the expiry of 3
business days written notice to cure a payment default and 10 business days
written notice to cure a non-monetary default has lapsed, to re-enter upon the
Demised Premises or any part thereof whether or not by force in the name of the
whole and thereupon the tenancy shall absolutely determine but without
prejudice to the right or action of the Landlord in respect of any antecedent breach
of the conditions on the part of the Tenant herein contained.

(b)    In the event the Tenancy hereby granted is
terminated due to the breach of any of the Tenant’s covenants herein contained,
the Rental Deposit shall be forfeited by the Landlord absolutely as agreed
liquidated damages and not by way of penalty without prejudice to the Landlord’s
right under this agreement:

(c)  Upon the expiry of the Term, the Tenant shall
surrender vacant possession of the Demised Premises to the Landlord without
demand and if the Tenant shall not then be in breach of the terms and
conditions herein expressed to be observed or performed by the Tenant, The
Landlord shall refund to the Tenant the Rental Deposit without interest. The
Rental Deposit may be used by the Landlord to off-set any loss or damage
suffered by the Landlord’s without prejudice to the Landlord’s right to take
action for any shortfall or further loss and damage. The Electricity Deposit
shall only be refunded to the Tenant upon proof of full settlement of all
electricity charges consumed by the Demised Premises during the Term.

(e)     If the Tenant desires to extend the Term after its expiry for an
additional period of years (the Extended Term), the parties shall negotiate in
good faith to determine the rent and other terms that would apply during the
Extended Term and to execute an amendment to this Agreement to document their
agreement.

6.         MISCELLANEOUS

(a)    Knowledge or acquiescence by either party
hereto of in any breach of any of the conditions or covenants herein contained
shall not Operate as or be deemed to be waiver of such conditions or covenants
or any of them and notwithstanding such knowledge or acquiescence, each party
hereto shall be entitled to exercise their respective rights under this
Agreement and to require strict performance by the other of the terms and
conditions herein.

(b)   The termination of this Agreement howsoever
arising shall be without prejudice to any other right of action already accrued
to any party and any right or remedy which are expressly provided to survive
termination.

(c)    This Agreement embodies all the terms and conditions agreed upon between
the parties as to the subject matter of this Agreement save and except those
mutually agreed upon in writing between the parties after the execution hereof.
 For the avoidance of doubt, this
Agreement supersedes and cancels in all respect all previous representations
warranties agreements and undertakings (if any) between thy parties hereto with respect to the subject matter of this
Agreement, whether such be written or oral.

 3
 

(d)   If any provisions of this Agreement are or
become or are deemed invalid, illegal or unenforceable in any jurisdiction,
such provision shall be amended to confirm to the applicable laws so as be valid and
enforceable or if it cannot be amended without materially altering the intention of the parties, it shall be severed
from this Agreement but the remaining provisions of this Agreement shall remain
in full force and effect.

(e)    This Tenancy Agreement shall be binding upon
successors in title, assigns, the personal representatives, heirs and permitted
assigns of the parties hereto respectively.

(f)  The First Schedule shall be
taken, read and construed as an essential part of this Agreement.

(g) Time whenever mentioned shall
be of the essence of this Agreement.

(h)   Any notice required to be given under this
Agreement shall be in writing and shall be deemed to be sufficiently served on
both the Landlord and the Tenant if delivered by registered post to their
addresses as hereinbefore set out. 

(i)       All costs and expenses of this Agreement
including solicitors’ costs and stamp duty shall be borne by the Landlord and
the Tenant equally.

(j)       In this Agreement where the context so
admits:-

(i)    where two or more persons are included in
the expression “the Landlord” and “the tenant”
this Agreement shall bind such persons jointly and severally: 

(ii)   words applicable to natural persons include any company or
corporation.

IN WITNESS WHEREOF the parties hereto have hereunto set their hands the day and year first
above written.

	
  SIGNED by

  	
  )

  	
   

  	
  By:

  	
  /s/ LL Beh

  	
   

  
	
   

  	
   

  	
   

  	
  Chairman AT
  Engineering

  
	
   

  	
  )

  	
   

  
	
   

  	
  )

  	
   

  
	
  For and on
  behalf of the 

  	
  )

  	
  AT ENGINEERING SOLUTION SDN. BHD.

  
	
  LANDLORD in the presence of:-

  	
  )

  	
  (Company No 531531-X)

  
	
   

  	
  )

  	
  PLOT 82, LINTANG BAYAN LEPAS, PHASE IV,

  
	
   

  	
  )

  	
  BAYAN LEPAS INDUSTRIAL ZONE,

  
	
   

  	
   

  	
  11900 BAYAN LEPAS, PENANG,

  
	
   

  	
   

  	
  TEL: 604-6447771 FAX: 604-6447773

  
	
   

  	
   

  	
  Email: at@ate.com.my

  
	
   

  	
   

  	
  URL: www.ate.com.my

  
	
   

  	
   

  	
   

  
	
  SIGNED by

  	
  )

  	
   

  	
  By:

  	
  /s/ Roger E.
  Gower

  	
   

  
	
   

  	
   

  	
   

  	
  Roger E. Gower

  
	
   

  	
   

  	
   

  	
  President and
  Chief Executive Officer

  
	
   

  	
  )

  	
   

  
	
  For and on
  behalf of the 

  	
  )

  	
   

  
	
  TENANT in the presence of:-

  	
  )

  	
   

  
	
   

  	
  )

  	
  

  
	
   

  	
  )

  
	
   

  	
  )

  
	
   

  	
   

  
	
   

  	
   

  

 4
 

THE FIRST SCHEDULE

(which is to be taken read and construed as an essential
and integral part of this Agreement)

	
  Section

  	
   

  	
  Item

  	
   

  	
  Particulars

  
	
  1.

  	
   

  	
  The day and year of this Agreement

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2.

  	
   

  	
  Description of the Landlord

  	
   

  	
  AT Engineering Sdn. Bhd, (Company No. 212428-M) of
  Plot 82 Lintang Bayan Lepas. Bayan Lepas, Industrial Park. Phase IV, 11900
  Bayan Leaps, Penang, Malaysia.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3.

  	
   

  	
  Description of the Tenant

  	
   

  	
  Micro Component Technology (M) Sdn. Bhd. (Company
  No. 219259-D) of Piot 82 Lintang Bayan Lepas, Bayan Lepas Industrial Park,
  Phase IV, 11900 Bayan Leaps, Penang, Malaysia.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4.

  	
   

  	
  Particulars and Description of Demised Premises

  	
   

  	
  Ten Thousand square feet being part of ground floor
  of the Complex mark as red in the plan attached herein.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5.

  	
   

  	
  Duration of Tenancy (The Term)

  	
   

  	
  Two (2) years

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  6.

  	
   

  	
  Date of Commencement of the Tenancy

  	
   

  	
  Date of Commencement: I6th June, 2007

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  7.

  	
   

  	
  Date of Expiry of the Term

  	
   

  	
  Date Of Expiry: 15th June, 2009

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  8.

  	
   

  	
  Reserved Rent

  	
   

  	
  RM240,000,00 per year payable in monthly instalment
  of RM20,000 Per month calculated at RM2.00 per sq. ft.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  9.

  	
   

  	
  Rental Deposit

  	
   

  	
  RM20,000,00 x 3 mths= RM60,000,00

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  10.

  	
   

  	
  Electricity deposit

  	
   

  	
  No deposit. Tenant to pay Landlord monthly
  electricity charges consumed within 7 days when bill is presented to Tenant.

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  11

  	
   

  	
  Purpose of use of Demised Premises

  	
   

  	
  Design and manufacturing of equipments and machines.

  

 

 5EXHIBIT
10.1

FIRST
AMENDMENT TO

BRESLER
& REINER, INC. 2006 STOCK

APPRECIATION
RIGHTS INCENTIVE PLAN

FIRST AMENDMENT
made this 13th day of June 2007 to the Bresler & Reiner,
Inc. 2006 Stock Appreciation Rights Incentive Plan effective January 25, 2006.

PREAMBLE

WHEREAS, Bresler
& Reiner, Inc., a Delaware Corporation (“B&R”) adopted the B&R 2006
Stock Appreciation Rights Incentive Plan (“Plan”) on January 25, 2006; and

WHEREAS, B&R,
based upon advice of counsel and other consultants, wishes to make certain clarifying
and technical amendments to the Plan.

NOW, THEREFORE,
the Plan shall be deemed to be amended as follows:

1.                                       Section
2.14 shall be modified by adding at the end thereof the following: “A participant
shall not be deemed to be or become a shareholder of B&R solely as a result
of receiving an Award under this Plan. A Stock Appreciation Right shall not be
deemed to be a share of capital stock of B&R.”

2.                                       Section
2.17 is hereby deleted.

3.                                       The
references set forth in Section 4.16 shall be deemed to be amended to Section
3.2(f).

4.                                       Section
6.1(a) shall be amended and restated as follows:  “The term of each Stock Appreciation Right
shall be ten years after the date the Stock Appreciation Right is granted.”

5.                                       Section
6.1(b):  This subsection shall be deleted
and in place thereof the following shall be inserted:  “Stock Appreciation Rights shall be fully
vested and exercisable upon grant.”

6.                                       Article
6.1(d) is amended by inserting after the word “Employment” the following:  “or the engagement of a Service Provider who
is a Participant.”

7.                                       A
new section 6.4 shall be added as follows: 
“The provisions of Section 6.3 shall be deemed to apply with respect to
the termination of the engagement of a Service Provider as if he or she was an
Employee.”

 

8.                                       A
new article XIV shall be as follows:

EFFECTIVE DATE

The EFFECTIVE DATE
of the Plan shall be January 25, 2006, the date it was approved by the Board of
Directors of B&R and executed by the Chief Executive Officer of B&R.

	
  

  	
   

  	
  APPROVED:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Sidney M. Bresler, CEO & President

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  ATTEST:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Jean S. Cafardi,
  Secretary

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00128-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00128-of-00352.parquet"}]]