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                                                                    EXHIBIT 10.4

                       AMENDMENT NO. 3 TO OFFICE BUILDING
                                TRIPLE NET LEASE

        THIS AMENDMENT NO. 3 TO OFFICE BUILDING TRIPLE NET LEASE is made and
entered into this 13th day of June, 1994, to be effective, however, as of May 1,
1994, by and between BILL B. WILLIAMS, JR. and JUDITH A. WILLIAMS, husband and
wife, as Lessor, and TELECT, INC., a Washington corporation, as Lessee.

        In recognition of the completion and occupancy of the new office
building constructed on the Premises, the parties hereto do hereby amend,
effective as of May 1, 1994, that certain Office Building Triple Net Lease
between Lessor and Lessee, bearing the effective date of February 28, 1990, as
previously amended by that certain Amendment No. 1 to Office Building Triple Net
Lease dated January 20, 1993, and that certain Amendment No. 2 to Office
Building Triple Net Lease dated July 13, 1993, as follows:

        1. Section 4 thereof is hereby amended in its entirety to read as
follows:

               "4. Monthly Rental. Lessee shall, during the lease term, pay to
        Lessor at E. 23003 Euclid, Otis Orchards, Washington 99027, or such
        other place as Lessor shall designate in writing from time to time,
        without setoff or deduction for any reason whatsoever, a monthly rental
        in the amount of Forty Thousand Five Hundred Dollars ($40,500.00). The
        monthly rental shall be prorated for partial months falling within the
        lease term, and shall be payable in advance on or before the first day
        of each calendar month during the lease term. If any rent payment is not
        received by Lessor within five (5) days after the due date (or on the
        next business day if the fifth day is not a business day), then Lessee
        shall pay as additional rent the sum of five percent (5%) of the
        delinquent payment for each month or a portion thereof that the payment
        remains overdue."

        As herein amended, the parties hereto do hereby reaffirm and ratify all
of the terms and provisions of said Office Building Triple Net Lease, as
previously amended.

        IN WITNESS whereof, the parties hereto have executed this Amendment No.
3 to Office Building Triple Net Lease on the date and year first above written,
to be effective, however, as of May 1, 1994.

                                       1
<PAGE>   2

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

        I certify that I know or have satisfactory evidence that BILL B.
WILLIAMS, JR. is the person who appeared before me, and said person acknowledged
that he signed this instrument and acknowledged it to be his free and voluntary
act for the uses and purposes mentioned in the instrument.

        Dated June 13, 1994

                                           -------------------------------------
                                           Notary Public in and for the State of
                                           Washington, residing at Spokane
                                           My Commission Expires:
                                                                  --------------

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

        I certify that I know or have satisfactory evidence that JUDITH A.
WILLIAMS is the person who appeared before me, and said person acknowledged that
she signed this instrument and acknowledged it to be her free and voluntary act
for the uses and purposes mentioned in the instrument.

        Dated June 13, 1994

                                           -------------------------------------
                                           Notary Public in and for the State of
                                           Washington, residing at Spokane
                                           My Commission Expires:
                                                                  --------------

                                       2
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STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

        I certify that I know or have satisfactory evidence that WAYNE E.
WILLIAMS, JR. is the person who appeared before me, and said person acknowledged
that he signed this instrument, on oath stated that he was authorized to execute
the instrument and acknowledged it as the President of Telect, Inc. to be the
free and voluntary act of such party for the uses and purposes mentioned in the
instrument.

        Dated June 13, 1994

                                           -------------------------------------
                                           Notary Public in and for the State of
                                           Washington, residing at Spokane
                                           My Commission Expires:
                                                                  --------------

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

        I certify that I know or have satisfactory evidence that JUDITH A.
WILLIAMS is the person who appeared before me, and said person acknowledged that
she signed this instrument, on oath stated that she was authorized to execute
the instrument and acknowledged it as the Secretary/Treasurer of Telect, Inc. to
be the free and voluntary act of such party for the uses and purposes mentioned
in the instrument.

        Dated June 13, 1994

                                           -------------------------------------
                                           Notary Public in and for the State of
                                           Washington, residing at Spokane
                                           My Commission Expires:
                                                                  --------------

                                       3<PAGE>   1
                                                                    EXHIBIT 10.5

                                AMENDMENT NO. 4
                                       TO
                        OFFICE BUILDING TRIPLE NET LEASE

        THIS AMENDMENT NO. 4 TO OFFICE BUILDING TRIPLE NET LEASE is made and
entered into this 10th day of October, 1997, to be effective, however, as of
October 1, 1997, by and between JUBILATION ENTERPRISES, L.L.C., a Washington
limited liability company, as Lessor, and TELECT, INC., a Washington
corporation, as Lessee.

        In recognition of the completion and occupancy of the new manufacturing
facility constructed on the Premises and the completion and future occupancy of
the new support service addition constructed on the Premises, the parties hereto
do hereby amend, effective as of October 1, 1997, that certain Office Building
Triple Net Lease between Lessor's assignors, Bill B. Williams, Jr., and Judith
A. Williams, husband and wife, and Lessee, bearing the effective date of
February 28, 1990, as previously amended by that certain Amendment No. 1 to
Office Building Triple Net Lease dated January 20, 1993, that certain Amendment
No. 2 to Office Building Triple Net Lease dated July 13, 1993, and that certain
Amendment No. 3 to Office Building Triple Net Lease dated June 13, 1994, as
follows:

        1.      Section 3 thereof is hereby amended in its entirety to read as
                follows:

               "3. Term. The term of this lease shall be for a period of one
        hundred eighty (180) consecutive months commencing on October 1, 1997;
        provided, however, that the term of this lease may be extended as
        provided in Section 19 hereof. The phrase `lease term', as used in this
        lease, shall be the term of this lease and any extension thereof
        pursuant to said Section 19."

                                       1
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        2.      Section 4 thereof is hereby amended in its entirety to read as
                follows:

               "4. Monthly Rental. Lessee shall, during the lease term, pay to
        Lessor at 23225 B. Settler Drive, P.O. Box 629, Liberty Lake, Washington
        99019, or such other place as Lessor shall designate in writing from
        time to time, without setoff or deduction for any reason whatsoever, a
        monthly rental in the amount of Eighty-Five Thousand Five Hundred
        Dollars ($85,500.00); provided, however, that effective as of November
        1, 1997, said monthly rental shall increase to the amount of One Hundred
        Fifteen Thousand Dollars ($115,000.00). The monthly rental shall be
        prorated for partial months falling within the lease term, and shall be
        payable in advance on or before the first day of each calendar month
        during the lease term. If any rent payment is not received by Lessor
        within five (5) days after the due date (or on the next business day if
        the fifth day is not a business date), then Lessee shall pay as
        additional rent the sum of five percent (5%) of the delinquent payment
        for each month or portion thereof that the payment remains overdue.
        Notwithstanding anything else herein to the contrary, the monthly rental
        shall be increased, but not decreased, for the sixty (60) month period
        beginning October 1, 2002 and ending September 30, 2007, and for the
        sixty (60) month period beginning October 1, 2007 and ending September
        30, 2012, by such amount as Lessor and Lessee shall mutually agree upon
        in writing. If the parties hereto cannot agree on the amount of such
        increase for any such period prior to thirty (30) days before the
        commencement thereof, then the same is to be submitted to arbitration in
        accordance with Section 29."

        3.      Section 19 thereof is hereby amended in its entirety to read as
                follows:

               "19. Renewal Option. Providing that lessee is in compliance with
        all of the terms, covenants and conditions of this lease, lessor agrees
        that lessee shall have the option to renew this lease for one (1)
        additional period of five (5) years beyond the initial term hereof at a
        rental to be agreed upon and otherwise upon the same terms and
        conditions as set forth herein. Written notice of the exercise of the
        renewal option shall be given by lessee to lessor at least ninety (90)
        days prior to the expiration of the initial term of this lease. If the
        parties hereto cannot agree on a rental for the renewal term prior to
        thirty (30) days before the commencement thereof, then the same is to be
        submitted to arbitration in accordance with Section 29."

        As herein amended, the parties hereto do hereby reaffirm and ratify all
of the terms and provisions of said Office Building Triple Net Lease, as
previously amended.

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        IN WITNESS WHEREOF, the parties hereto have executed this Amendment No.
4 to Office Building Triple Net Lease on the date and year first above written,
to be effective, however, as of October 1, 1997.

               LESSOR:                      JUBILATION ENTERPRISES, L.L.C.

                                            By:
                                               ---------------------------------
                                                     BILL B. WILLIAMS, JR.

                                            By:
                                               ---------------------------------
                                                      JUDITH A. WILLIAMS

               LESSEE:                      TELECT, INC.

                                            By:
                                               ---------------------------------
                                                   Its:
                                                       -------------------------

STATE OF WASHINGTON          )
                             ) ss.
County of Spokane            )

        I certify that I know or have satisfactory evidence that BILL B.
WILLIAMS, JR. is the person who appeared before me, and said person acknowledged
that he signed this instrument, on oath stated that he was authorized to execute
the instrument and acknowledged it as a member of JUBILATION ENTERPRISES, L.L.C.
to be the free and voluntary act of such party for the uses and purposes
mentioned in the instrument.

        Dated January 15, 1998

                                           -------------------------------------
                                           Notary Public in and for the State of
                                           Washington, residing at Spokane
                                           My Commission Expires:
                                                                 ---------------

                                       3
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STATE OF WASHINGTON          )
                             ) ss.
County of Spokane            )

        I certify that I know or have satisfactory evidence that JUDITH A.
WILLIAMS is the person who appeared before me, and said person acknowledged that
she signed this instrument, on oath stated that she was authorized to execute
the instrument and acknowledged it as a member of JUBILATION ENTERPRISES, L.L.C.
to be the free and voluntary act of such party for the uses and purposes
mentioned in the instrument.

        Dated January 15, 1998

                                           -------------------------------------
                                           Notary Public in and for the State of
                                           Washington, residing at Spokane
                                           My Commission Expires:
                                                                 ---------------

STATE OF WASHINGTON          )
                             ) ss.
County of Spokane            )

        I certify that I know or have satisfactory evidence that HAROLD D.
ALEXANDER is the person who appeared before me, and said person acknowledged
that he signed this instrument, on oath stated that he was authorized to execute
the instrument and acknowledged it as the Vice-President of Telect, Inc. to be
the free and voluntary act of such party for the uses and purposes mentioned in
the instrument.

        Dated January 15, 1998

                                           -------------------------------------
                                           Notary Public in and for the State of
                                           Washington, residing at Spokane
                                           My Commission Expires:
                                                                 ---------------

                                       4

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