Document:

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                                                                   EXHIBIT 10.44

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[JENTECH VERWALTUNGSGESELLSCHAFT OHG LETTERHEAD]

                                TENANCY AGREEMENT
                             FOR COMMERCIAL PROPERTY

The following tenancy agreement is concluded between

JENTECH VERWALTUNGSGESELLSCHAFT OHG, Goschwitzer Str. 38, 07745 Jena

represented by its Managing Director Mr. Hans-Joachim Schneider
                                                        (hereinafter the Lessor)

and

BROOKS AUTOMATION GMBH, Goschwitzer Str. 25, 07745 Jena

represented by its Managing Director Mr. Christian Rook
                                                        (hereinafter the Tenant)

                                     SEC. 1

                                RENTED PREMISES

1.   The Lessor lets to the Tenant premises pursuant to Schedule 1 in the
     property at Goschwitzer Strasse 38, Jena-Goschwitz, with a useable area of
     596 m(2).

2.   The rented premises are let exclusively for use as office, assembly and
     warehousing space.

3.   The Lessor shall only be liable for the rented premises being capable of
     general commercial use at the time of handing-over. The Tenant itself shall
     be responsible for obtaining all the official authorisations necessary for
     the use intended by the Tenant.

     Likewise, the Tenant shall be liable for compliance with all the trade and
     other official conditions and requirements in connection with the said use,
     even if such are not yet known at the time of the conclusion of the
     contract, or are in connection with a requirement associated with changes
     of use effected with the Lessor's consent.

4.   The Tenant shall not be permitted to effect a change to the use specified
     in No. 2 without the Lessor's prior consent. However, the Lessor may not
     refuse such consent without sound cause. A

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     sound cause shall in particular be competition protection promised to
     another tenant or imposed by law.

5.   The Tenant has thoroughly inspected the rented premises and has satisfied
     itself of their condition. It accepts the rented premises in the condition
     in which they are at the time of the start of the tenancy.

6.   The Lessor shall however effect the following renovation measures at its
     own expense by August 8, 2003:

     a)   Painting repairs, basic cleaning of walls, windows, facilities.

     b)   Repair of wicket gate

     c)   Installation of motor drive for both rolling doors

     d)   Installation of additional heating elements as per Tenant's
          specifications

     e)   Installation of smoke alarms

     f)   Adjustment of lighting to new premises, illumination level 1000 Lux

     g)   Additional electricity sockets as per Tenant's specifications

6.   The Tenant shall carry out renovation measures according to its own desires
     and at its own expense. These shall be specifically the following measures:

-    data communications connection of the rented premises to the Brooks
     headquarters via laser optical cable

-    mounting of company signs and signposts (in consultation with the Lessor)

-    installation of blinds (in consultation with the Lessor)

-    division of the entire area into separate working areas by means of dry
     construction walls

-    conductive flooring in some areas

-    installation of compressed air

7.   The Tenant can in consultation with the Lessor renovate the rented premises
     at its own expense according to its requirements and develop it subject to
     the provisions of Sec. 7 No. 1.

                                     SEC. 2

                         MONTHLY RENT/INDEXATION CLAUSE

1.   Taking into account Sec. 16 (No. 7), the monthly basic rent for the area
     let pursuant to Sec. 1 shall be

          Euro 291.20 (Euro 7.20 per m(2)) plus the VAT applicable at any
          time, currently 16 %

2.   If the price index officially determined and published by the Federal
     Statistical Office for the Federal Republic of Germany for the cost of
     living for all households in Germany as a whole (basis 1995 = 100 points)
     increases by 5% or more as against the level at the time of the conclusion
     of the

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     contract, the Lessor shall be entitled to adjust the rent by the same
     percentage ratio. Such change shall have effect in the month following the
     month in which the Lessor has declared the increase of rent in reliance on
     its right to determine performance.

3.   In each case of a further change of the index by 5% and more as against
     the level on which the preceding adjustment is based, the Lessor shall be
     entitled to effect a further adjustment on the basis of the last rent at
     the time. No. 2 sentence 2 shall apply mutatis mutandis.

4.   If during the term of the contract a recalculation of the index is
     published, the calculation shall transfer to the new original calculation.
     The time of the transfer shall be the month from which the Euro amount of
     the index was last adjusted. Payment obligations for the past shall be
     regarded as concluded; the amounts paid will not be recalculated with
     retroactive effect on the basis of a recalculation of an index.

                                     SEC. 3

                    TENANCY PERIOD AND NOTICE OF TERMINATION

1.   The tenancy shall commence on July 15, 2003.

2.   The tenancy is concluded for a fixed term of three years until July
     14,2006.

     After expiry of the tenancy period, the tenancy shall be transformed into a
     tenancy without time limit that can be terminated by either of the parties
     at six (6) months' notice with effect from the end of any quarter by
     registered letter.

3.   The Lessor can terminate the tenancy agreement with immediate effect
     without notice in the event of sound cause, in particular if:

     a)   the Tenant is in default with the payment of the rent and/or advance
          payments of secondary charges, and if the amount in arrears has
          reached two gross monthly rents; the Tenant's right under Sec. 543
          Para. 2 sentences 2 and 3 of the Civil Code shall remain unaffected.

     b)   insolvency or debt composition proceedings are commenced with respect
          to the Tenant's assets or are dismissed for lack of assets.

     c)   the Tenant is guilty of an unreasonable nuisance as against other
          tenants or the Lessor and continues such despite a written warning by
          the Lessor.

     d)   the Tenant fails to comply exactly with the agreements in Sec. 12.

4.   In the event of notice of termination pursuant to No. 3, the Tenant shall
     be liable for the total or partial loss of the rent agreed in this contract
     that might occur, for secondary charges unrelated to consumption or other
     services unrelated to consumption, from the vacating of the premises for a
     period that corresponds with the ordinary notice period of six months
     pursuant to No. 2 sentence 6. The Lessor must allow the value of the
     expenditure saved and of such advantages that it obtains from a different
     exploitation of the use, in particular a new tenancy, to be set off.

     The Lessor's other claims for damages shall remain unaffected.

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                                     SEC. 4

                                SECONDARY CHARGES

1.   In addition to the rent, the Tenant shall be responsible for the operating
     and secondary charges. These shall be settled each year, at the latest
     within one year after expiry of the preceding account period. Both
     contracting parties shall be obliged to settle the operating charges
     account within thirty calendar days after presentation.

     If the tenancy is terminated during the account period, the operating costs
     shall be allocated on the occasion of the next statement of account in the
     proportion between the tenancy period and the account year. The Tenant
     shall be entitled to inspect and verify the documents for the statement of
     account for operating charges during the Lessor's usual business hours by
     prior arrangement.

2.   The operating charges shall be

-    the regular public charges on the land, in particular land tax,

-    the costs for water supply (water consumption, basic charge, rent of meter,
     etc.), there being a total cost meter for the site, the costs being
     distributed according to rented area.

-    costs of water disposal,

-    costs of the heating system (consumption, operating power, costs of
     operation; supervision and maintenance of the facility, regular inspection
     of operational capacity and operating safety including adjustment by a
     specialist, cleaning the system, costs for the measurements pursuant to the
     Federal Emissions Prevention Act, the costs of determining consumption
     including the costs of calculation and distribution),

-    the costs of hot water supply (consumption, costs of water heating,
     maintenance, operating and cleaning costs),

-    the costs of operating the lift (costs of operating power, costs of
     supervision, monitoring and maintenance of the system, the regular
     inspection of operating safety and operational capacity),

-    costs of road cleaning and waste disposal,

-    costs of vermin prevention,

-    costs of the maintenance of the outside facilities,

-    lighting costs (costs for electricity for outside lighting, lighting of the
     parts of the building used jointly by the tenants),

-    costs of chimney sweeping,

-    costs of property and liability insurance,

-    costs for caretaker and building administration,

-    costs for the alarm system, costs for guard and surveillance services,
     telephone charges for the alarm connection, etc.

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     within the meaning of Schedule 3 to Sec. 27 of the Second Calculation
     Regulation, plus statutory value added tax.

3.   Other secondary charges shall include the costs of cleaning the facade, the
     pavement, the communal areas and the cleaning of the outside windows.

4.   30% of the costs of heating and hot water shall be imposed according to
     usable floor space and 70% according to consumption. The difference between
     the total of the readings from the individual heating cost meters and the
     total heating cost meter, resulting from line losses etc., shall be imposed
     according to the rented surface.

     The other operating and secondary costs shall be charged in the proportion
     between the area rented by the Tenant and the entire rentable usable floor
     space of the building.

     The Lessor shall be entitled to adjust a charging formula already
     determined to changed conditions for sound cause.

5.   Costs incurred in the rented premises for cleaning, electricity, telephone
     etc. shall be settled with the suppliers.

6.   The monthly down-payments on the operating and secondary charges shall at
     the time of the start of the tenancy amount to

                        894.00 Euro (1.50 Euro per m(2))

                         plus statutory value added tax

     plus, following an annual statement of accounts, 1/12 of the last annual
     charge. They shall be paid together with the rent.

     If costs increase (e.g. as a result of additional consumption, increases to
     prices and rates), the Lessor shall by unilateral declaration be entitled
     even during a current account period to adjust the monthly down-payments to
     the changed conditions with effect for the following month.

7.   If charges, fees or other costs in commercial connection with the site are
     introduced, increased or if new operating costs are introduced, they can be
     charged by the Lessor and a reasonable advance payment determined for such.

8.   The Lessor shall be entitled to charge the Tenant pro rata for any
     necessary costs of administration and surveillance of the property to a
     reasonable and usual extent. In settlement of these charges, it can
     introduce new monthly down-payments by means of a unilateral written
     declaration. Otherwise, the above provisions shall apply mutatis mutandis.

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                                     SEC. 5

                    PAYMENT OF THE RENT AND SECONDARY CHARGES

1.   The rent, the down-payments on secondary charges and all payments due that
     concern the tenancy shall be payable monthly in advance to the Lessor's
     account to be notified by the latter, such that the funds are on the
     account at the latest by the third working day of the month. If direct
     debit is agreed, the Tenant shall ensure sufficient cover on the account to
     be charged.

     The Lessor's account at the time of the conclusion of the contract is:

     Recipient         : Jentech Verwaltungsgesellschaft OHG
     Account No.       : 260312
     Bank              : Sparkasse Jena
     Sort code         : 83053030

2.   The Tenant shall only be entitled to offset counter claims or exercise a
     right of retention with respect to the rent and secondary charges if the
     counter claims are undisputed or have been determined with final legal
     effect.

     For the rest, Sec. 10 shall apply.

                                     SEC. 6

     MAINTENANCE OF THE RENTED PREMISES, LINES, FACILITIES AND EQUIPMENT,
     LIABILITY FOR DAMAGE

1.   The Tenant shall treat the rented property, its equipment, the site,
     including all communal facilities and outside facilities with care and
     consideration. The Tenant shall be liable to pay compensation for any
     losses and any expenditure incurred by the Lessor as a result of fault on
     the part of the Tenant or its vicarious agents.

2.   The Tenant shall be responsible for the due cleaning, ventilation and
     heating of the rented property. It shall assume responsibility for
     maintenance of and repairs to the rented property and its equipment (e.g.
     electrical and sanitary installations, locks, glass panes, sun protection
     equipment, etc.) up to an amount of EUR 400.- in the individual case and up
     to 9% of the basic rent in the year. In addition, it shall have all
     interior decorative repairs (e.g. replacement of the coatings on walls,
     ceilings, doors, window frames and radiators, cleaning of the carpets)
     carried out professionally at regular and reasonable intervals at its
     expense in the premises rented by it.

3.   If the Tenant fails to comply with or duly comply with its obligations
     pursuant to the above paragraphs within a reasonable period despite a
     written demand, the Lessor shall be entitled to arrange for the necessary
     work at the Tenant's expense without setting a further grace period. In the
     event of damage that involves the threat of a risk or in the event that the
     Tenant's whereabouts are unknown, there shall be no need for a warning.

4.   If in the event of damage or the blocking of pipes it is not possible to
     determine which tenant has caused them, all tenants whose premises are
     above the point in question shall be liable jointly and severally.

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5.   If keys are lost, the Tenant shall bear the costs of replacement and any
     changes to the locks and locking groups.

6.   The Tenant shall notify the Lessor immediately and in writing of any damage
     or defects to the rented property and the communal facilities that are
     within the rented property. If the Tenant fails to make such notification,
     it shall be liable to pay compensation for the resulting damage.

7.   The Tenant shall prove that damage occurring in its exclusive area of risk
     is not due to its fault or the fault of persons for which it is
     responsible.

                                     Sec. 7

     STRUCTURAL ALTERATIONS BY THE TENANT AND THE TREATMENT THEREOF WHEN THE
     PREMISES ARE VACATED

1.   Structural alterations effected by the Tenant, in particular conversions,
     fittings, installations, etc. shall require the Lessor's prior written
     consent unless the structural alterations are covered by the contractual
     use of the rented property. If structural changes are carried out, the
     Tenant shall be responsible for obtaining all official authorisations that
     might be necessary. It shall bear all the costs for authorisations,
     execution and operation / maintenance. The Tenant shall also be liable for
     all damage that is culpably caused by it in connection with the measures
     effected.

2.   The Tenant intends to effect installations and structural changes that are
     necessary for the commencement of its business activity in the rented
     premises. The corresponding planning has been coordinated with the Lessor
     and follows from Sec. 1 No. 6 of the Tenancy Agreement. The Lessor's
     consent pursuant to No. 1 sentence 1 is deemed to be granted for these
     structural changes listed.

3.   When the Tenant vacates the premises, the Lessor shall be entitled to
     demand that the Tenant re-establish the original condition. The Lessor
     cannot demand return to original condition if the tenancy relationship
     between the parties or between the Lessor and a subsequent tenant willing
     to take over the installations and structural changes is in effect beyond
     December 31, 2009.

4.   When the Tenant vacates the premises, the Lessor shall be entitled to
     demand that the Tenant leaves the premises clean and in a condition
     corresponding with the provisions of Sec. 6.

                                     SEC. 8

                IMPROVEMENTS AND STRUCTURAL CHANGES BY THE LESSOR

     The Lessor shall be entitled to effect improvements and changes necessary
     for the maintenance of the building or the rented premises or to prevent
     threatening risks or to remedy damage, even without the Tenant's consent.
     Works that are not necessary but appropriate shall require the Tenant's
     consent, but may only be refused for sound cause. The Tenant shall keep the
     rooms concerned accessible. It shall neither delay nor prevent nor place
     obstacles in the way of the implementation of the works.

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                                     SEC. 9

    PROVISION AND USE OF HEATING, VENTILATION, ELECTRICITY AND OTHER SERVICES

1.   The basic heating will be operated according to the requirements at any
     time of the entirety of the tenants. The settlement of accounts for heating
     costs will be according to consumption on the basis of the technical
     conditions.

                                     SEC. 10

                               LESSOR'S LIABILITY
                INSURANCE OF THE OBJECTS INTRODUCED BY THE TENANT

1.   The Tenant shall have no liability claims against the Lessor and its
     vicarious agent, in particular resulting from the contract, the breach of
     pre-contractual obligations or other losses, unless the Lessor's and its
     vicarious agents' conduct is deliberate or grossly negligent.

2.   the Lessor shall not be liable for interruptions to the supply of water,
     gas or electricity, the heating, the lift system and other facilities
     unless such interruptions are due to a deliberate or grossly negligent
     infringement of its obligations by itself or its vicarious agents.

3.   The Lessor shall assign any claims against third parties to the Tenant if
     such is necessary for the settlement of the losses.

4.   The Tenant shall be responsible for obtaining sufficient insurance for the
     objects introduced by it.

                                     SEC. 11

                   ACCESS TO THE RENTED PREMISES BY THE LESSOR

1.   The Lessor or its representative is entitled by prior arrangement to access
     the rented premises during business hours to inspect the condition.

2.   If the Lessor wishes to sell the site, it or its representative shall be
     entitled to access the rented premises with the potential purchasers at any
     time during business hours, with sufficient prior notice.

     If notice has been given of the tenancy relationship, the Lessor or its
     agent shall be entitled to access the premises together with potential
     tenants at any time during business hours with sufficient prior notice.

3.   In all cases, the premises can only be accessed in the company of the
     Tenant or its representative.

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                                     SEC. 12

                                   SUBLETTING

A sub-tenancy or transfer of the use to a third party shall in any event require
the Lessor's written consent. The consent shall be deemed to be given to
affiliated enterprises.

                                     SEC. 13

                             COMPETITION PROTECTION

As a general principle, the Tenant shall not be entitled to competition
protection.

                                     SEC. 14

                                 ADVERTISEMENTS

The Lessor's written consent shall be required for the affixation of
advertisements or lettering within the entire site, in particular, however, on
the building facade. The Lessor shall only be entitled to refuse consent for
sound cause. The Tenant shall at its own expense and risk obtain any necessary
official authorisations. The costs for production, mounting, operation, removal
and if necessary the reestablishment of the original condition shall be borne by
the Tenant.

                                     SEC. 15

                              DEPOSIT/LESSOR'S LIEN

1.   For all claims to which the Lessor is or shall in future be entitled as
     against the Tenant on the basis of the tenancy, the Tenant shall for the
     term of the tenancy lodge with the Lessor an absolute bank guarantee to the
     amount of three gross monthly rents (basic rent plus secondary charges and
     value added tax), at the latest at the time of the signing of this tenancy
     agreement. At the Tenant's request, however, the amount of deposit may also
     be lodged with the Lessor. In such event, the amount lodged shall be
     invested separately from the Lessor's assets and shall bear interest at the
     discount rate.

     The Lessor shall be entitled at any time to satisfy any claims against the
     Tenant resulting from the tenancy agreement from the deposit provided
     without recourse to the courts.

     The deposit shall be increased by the same percentage and at the same time
     as the rent agreed in Sec. 2 of this agreement increases, provided that the
     amount to be topped up amounts to at least Euro 200.-.

2.   The guarantee shall be returned to the Tenant after a period of six months
     after return of the rented property. Until expiry of this period, the
     Tenant shall not be permitted either to offset its claims against the
     Lessor or to demand the return of the deposit deposited with the Lessor.

3.   As a general principle, the assignment in whole or in part of the claims to
     repayment of the deposit shall be excluded.

4.   The Lessor shall be entitled to the statutory lien to objects introduced by
     the Tenant. The Tenant is aware that the objects subject to the lien may
     not be removed from the rented property without the Lessor's consent unless
     such removal is permitted by law.

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                                     SEC. 16

                            MISCELLANEOUS PROVISIONS

1.   The Lessor shall be entitled to issue house rules regulating inter alia the
     use of the rented property, the communal facilities and other matters
     concerning all the tenants.

2.   The following Schedules shall be an integral part of this agreement:

     Schedule 1    Site plan of the site at Goschwitzer Strasse 38 and ground
                   plan of the rented area

     Schedule 2    Location of the outdoor car parking spaces

3.   Subsequent amendments and additions to this agreement shall only be valid
     if set out in writing and either signed by both parties or
     counter-confirmed in writing. This shall not affect amendments that result
     from Sec. 16 (No. 7).

4.   If one or more of the above provisions shall be or become invalid or void
     for whatever reason, the remaining provisions shall nevertheless remain in
     force.

5.   Invalid or void provisions shall be replaced by the contracting parties by
     provisions that correspond with the intended commercial purpose.

6.   A plurality of tenants shall be liable jointly and severally for the
     performance of all the obligations and claims resulting from this
     agreement.

7.   The parties hereto are agreed that at the start of the tenancy impairments
     may result from unforeseen circumstances during the renovation/conversion
     works required by the Tenant and that these restrictions shall not lead to
     a reduction of the rent. This shall not apply to delays as a result of
     obligations assumed by the Lessor on the basis of the duty to renovate
     pursuant to Sec. 1 No. 5.

8.   The handling-over of the rented premises shall be set out in a record of
     delivery.

     The Lessor undertakes to remedy the defects listed in the record of
     delivery within a minimum of time.

9.   The Tenant shall be entitled to 8 car parking spaces free of charge (area
     in front of the rented property). The location of the outdoor car parking
     spaces is shown in Schedule 2 to this agreement. Other parking spaces shall
     be rented on the basis of separate agreements.

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10.  A space for the location of a waste container is available to the Tenant.
     The space shall be all by the Lessor.

1l.  The legal venue for any disputes resulting from this agreement shall be
     Jena.

Jena, July 2, 2003

              - TENANT-                                     - LESSOR -
        Brooks Automation GmbH                               JENTECH
                                                  Verwaltungsgesellschaft oHG

                                       11<PAGE>
                                                                   Exhibit 10.45
                         LETTERHEAD               TEAG
                                                  Thuringer Energie AG

                                RENTAL AGREEMENT

between                TEAG Thuringer Energie AG
                       Schwerborner Str. 30
                       99087 Erfurt

                                               -hereinafter called the "Owner"-

and                    Brooks Automation GmbH
                       Goschwitzer Strasse 25
                       07745 Jena
represented through:   Harald Hanne, General Manager

                                               -hereinafter called the "Tenant"-

For this lease relationship, the parties have agreed on the following terms:

                                   SECTION 1
                             RENTAL OBJECT/PROPERTY

(1)  The Owner is in possession of the premises in Jena, Rudolstadter Strasse 41
     (Burgau boundaries, cadastral area 3, title number 324/5).

(2)  On the premises named above, one storage hall and one open space area will
     be made available for chargeable use by the Tenant as specified in Appendix
     1 of this Rental Agreement.

(3)  The Tenant will use the rental object as a storage and workshop facility
     for his own business operations. The hall is equipped with five high racks,
     four rack serving installations and two rolling doors.

(4)  Furthermore, the hall contains an installed crane (deenergized), which has
     no TUV-certification (=German Technical Inspectorate) and is therefore not
     operational. It is not included in this Rental Agreement, but will remain
     stationed in the storage hall.

(5)  The Owner allows the Tenant to install his own pass-key system for storage
     hall entries and internal rooms.

(6)  The access route to the Jena power station may be co-used by the Tenant.
     All vehicle motion on this route is subject to the German Road Traffic Act.
     Vehicles and related equipment may only be parked on the 1100 m(2)
     free-space area which is part of this Agreement (Appendix 4).

(7)  The rental object is placed at the Tenant's disposal without furniture.
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                                   SECTION 2
                                  LEASE PERIOD

(1)  This lease relationship commences on August 1, 2000. It is valid for an
     initial two-years term - ending on August 31, 2002 - and will extend by
     twelve more months unless terminated three months before expiry of the
     valid lease period.

(2)  A termination note must be served in writing to be effective.

(3)  The Tenant's continued use of the rental object after expiry of the
     official lease period will not extend this lease relationship.

                                   SECTION 3
                           TERMINATION WITHOUT NOTICE

(1)  The Owner may at his own option terminate this lease relationship on
     substantial grounds, without serving notice, if the Tenant fails to meet
     his contractual obligations. This will notably apply if:

     (a)  the Tenant defaults - for more than one month - in payable rents of a
          sum that is greater than one monthly rate, or if he fails to pay
          rentals in an amount corresponding to the rental rate that is due for
          one month during a period which extends over more than one month.

          This termination option will be null and void if the Owner's claims
          are satisfied before the termination is officially declared.

     (b)  the Tenant, despite a warning note by the Owner, continues in breach
          of this Agreement and uses the rental object/property in such a way
          that the Owner's rights are essentially violated.

     (c)  contractual obligations are violated through Tenant's own fault, and
          notably, domestic privacy principles are disregarded to such a serious
          extent that the Owner cannot be reasonably expected to continue this
          lease relationship any longer.

     (d)  the Tenant assigns his right to use the rental object/property to a
          third party without approval of the Owner.

     (e)  the Tenant suspends his payments or insolvency proceedings are
          instituted over his capital assets or the institution of insolvency
          proceedings is rejected for lack of funds.

(2)  In the event of Owner's termination without notice, the tenant will be
     liable for consequential losses in rental payments until the lease period
     (stipulated under Section 2 above) expires, which time will not exceed a
     maximum of one year.
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                                   SECTION 4
                        RENTAL RATE AND INCIDENTAL COSTS

(1)  For utilization of the rental object, the Tenant will be charged a monthly
     rental rate of 6,880.00 DM plus legally binding VAT (currently 16% =
     1,100.80 DM). An itemized breakdown list of rental rate components is
     contained in Appendix 1 of this Rental Agreement.

(2)  In accordance with Appendix 2 of this Rental Agreement, the Tenant will
     also be required to make advance payments of incidental expenses at the
     monthly rate of 1,613.30 DM (plus legally binding VAT, currently 16% =
     258.13 DM). The level of advance payments will be adjusted to actual
     consumption figures at annual intervals. Incidental running expenses will
     be cleared once a year.

(3)  On aggregate, the monthly payable rental rate corresponds to 8,493.30 DM
     plus legally binding VAT (currently 16% = 1,358.93 DM).

                                   SECTION 5
                  PAYMENT OF RENTAL RATES AND INCIDENTAL COSTS

(1)  Rental rates and incidental costs are due for monthly advance payment to be
     effected not later than on the third working day of each calendar month.
     Payable sums shall be credited to the Owner's account at Deutsch Bank AG
     Erfurt:

          account no.:   133 88 88
          bank code:     820 700 00
          reason for payment: 1. customer no.     15 122 445
                              2. contract no.     25 138 538.

(2)  For timely transfer of due sums, the receiving date, not the dispatch date
     of payment, is significant.

(3)  In the event of a default in payment, the Owner may charge reasonable
     collection expenses and default interests. This will not affect his right
     to claim compensation of other damage.

(4)  The Owner may, at his sole option and regardless of the Tenant's
     explanatory statements, set off any of the Tenant's payments against any
     other outstanding sums under this Agreement or under any other agreement
     which he has closed with the Tenant. This must be done in the order as
     prescribed in paragraph 366, clause 2 of the German Civil Code.
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                                      -4-

(5)  The Tenant will not be entitled to set off any claim made on the part of
     the Owner against his own counter-claim nor to exercise any right of
     retention or diminution. This shall not include claims for repayment of
     rentals paid in excess of the official rates or due to unlawful behavior on
     the Owner's part (under the terms of paragraphs 366 and 367 of the German
     Civil Code).

                                   SECTION 6
                           VALUE PRESERVATION CLAUSE

(1)  If the cost-of-living index issued by the German Federal Bureau of
     Statistics for four-person employee households of middle-bracket income
     (which quotes one hundred points for the reference year of 1991) increases
     or decreases by more than five percent against the level on validation date
     of this Agreement, either contracting party may demand that negotiations be
     held for an adequate adjustment of the rental rate.

(2)  In the event of any further downward or upward revision of the price index
     by more than five percent against the level of the latest rental
     adjustment, either contracting party may demand that an adequate
     readjustment of the rental rate be renegotiated.

(3)  The renegotiated rental rate must be reasonably matched to the total
     amount of change in index.

(4)  An adjusted rental rate is due for first payment on the first day of the
     month which follows the month in which the other contracting party was
     notified of a change in living index.

                                   SECTION 7
            UTILIZATION OF RENTAL OBJECT - SUBLEASING AND SUBRENTING

(1)  The Tenant acknowledges that the rental object is in a proper condition
     (conforming to contractual terms).

(2)  The Tenant is allowed to use the leased facility rooms and floors for the
     business purposes described in paragraph 1 clause 3. Any use of the rental
     object other than specified therein shall require the Owner's prior written
     consent.

(3)  The rental object may only be subleased or subrented if the Tenant has
     procured the Owner's express approval. The same will apply if he intends to
     assign his right for utilization of the rental object to a third party.

<PAGE>
                                      -5-

(4)  In the event of subrenting or utilization assignment with Owner's approval,
     the Tenant will be held liable for any action or omission of action on the
     part of his subtenant or the party to which he has transferred his right
     for utilization of the rental object. In the event of unauthorized
     subrenting, the Owner may terminate this Agreement.

(5)  Constructional or operating conditions imposed on the Tenant in accordance
     with the business he pursues in the rental object must be fulfilled by the
     Tenant at his own cost.

                                   SECTION 8
                     MAINTENANCE AND LEASEHOLD IMPROVEMENTS

(1)  Work of any kind required to maintain or repair the rental object shall be
     carried out at the Tenant's own expense. This shall not affect the terms of
     clause 2.

     During the term of this lease relationship, the Tenant will also be
     required to perform necessary 'cosmetic' repairs in a proper quality. He
     will do this at his own expense.

(2)  On identifying any damage of the rental object, the Tenant shall promptly
     notify the Owner or his authorized representative hereof. In the event of
     consequential damage due to delayed notification of a damage, the Tenant
     will be held liable. If there is imminent danger, the Tenant himself will
     be responsible for taking necessary action in order to protect the Owner
     from irreversible damage.

(3)  The Tenant will be liable for any damage that is caused through his own
     fault because of an infringement of his duty to exercise due care.

(4)  The Tenant will equally be liable in the event of damage caused through the
     fault of his agents or aids, subtenants, visitors, suppliers, craftsmen,
     etc. He shall furnish evidence that a damage has occurred through no fault
     of these persons.

(5)  Any damage due to faulty behavior of the Tenant must be removed at once.
     If, despite a written delinquency note, he fails to meet this requirement
     within a reasonable period of time, the Owner may have necessary repair
     works performed at the Tenant's expense. If there is imminent danger of
     further damage, he may refrain from serving a written delinquency note or
     setting a time limit for damage removal.

<PAGE>
                                      -6-

(6)  To make constructional changes, notably leasehold improvements, facility
     installations and upgrades, etc., the Tenant shall seek the prior written
     approval of the Owner. Having received such approval of the Owner, he will
     be responsible for procuring all necessary permissions from governmental
     organizations and bodies. He will bear all related costs and those of
     construction work to be carried out. Structural alterations must in no case
     impair the safety of the building under lease. The Owner will provide no
     compensation for expenses of this kind incurred on the Tenant's part.

(7)  The Tenant is liable for any damage resulting from construction work
     performed at his order.

                                   SECTION 9
                 REPAIR WORK OR STRUCTURAL ALTERATIONS BY OWNER

(1)  To preserve the rental object in a proper condition, avert imminent danger
     or remove existing damage, the Owner may perform necessary repair work and
     structural alterations: He does not require the Tenant's consent in such
     cases. This will also apply for work which is not urgently necessary, but
     appropriate at the given point of time, for example, for modernization of
     the building and rented rooms.

     The Tenant shall ensure that affected rooms are accessible at any time. He
     shall not prevent nor delay the execution of such work.

(2)  For work which must be tolerated by the Tenant under contractual terms, the
     compensation of damage, setting off, diminution or retention of rental
     services shall be excluded, provided however that the Owner shall
     reasonably take into account the Tenant's business concerns.

(3)  If structural changes or leasehold improvements become necessary under
     revised legal requirements or governmental regulations, the Tenant shall
     bear all related costs inasmuch as these alterations and improvements are
     required to meet the standards in his trade.

                                   SECTION 10
                         OWNER'S ACCESS TO RENTED ROOMS

(1)  During normal business hours, the Owner or his authorized representative
     are entitled to enter the rented room facilities for inspection of their
     state or for other important reasons. In the event of imminent danger, he
     may access these rooms at any time day or night.

(2)  If the Owner intends to sell the leased premises or if the lease
     relationship was terminated, he or his authorized representative may enter
     the rented rooms together with the prospective buyer or tenant during
     normal business hours.

<PAGE>
                                      -7-

(3)  The Tenant shall ensure that rented rooms can be accessed by the Owner also
     during his absence. Before periods of foreseeable absence, he shall deposit
     the keys at the Jena power station guardpost.

                                   SECTION 11
                                  OWNER'S LIEN

(1)  The Tenant declares that all stock and material assets he holds at the
     moment of moving in are his unlimited property and are in no way pledged or
     hypothecated.

(2)  Should installed stocks or material assets be seized by a third party, the
     Tenant will promptly notify the Owner.

(3)  As a surety/guarantee for observation of his contractual commitments
     and/or satisfaction of indemnification claims by the Owner, the Tenant
     will deposit an amount of three monthly gross rental rates (= 24,000.00
     DM).

                                   SECTION 12
                          TERMINATION OF LEASE PERIOD

(1)  On termination of the lease period, the rental object shall be returned to
     the Owner complete with all keys in the same condition, in which it was
     made available at the beginning of this lease relationship. Failure to do
     so will entitle the Owner to have the rented rooms opened and new locks or
     keys manufactured at the cost of the Tenant.

(2)  Installations or facilities built into the rental property can be removed
     by the Tenant, provided that the Owner may demand that such installations
     or parts thereof remain at their respective places on termination of this
     lease relationship if the Owner pays a redemption sum that is commensurate
     with their current market value. In this case, the Tenant will have no
     right of seizure. The Tenant's leasehold improvements must be removed by
     the Tenant until the rental object has been restored to its original
     condition, unless the Owner agrees that such items may remain in the rental
     object without payment of compensation.

(3)  The Owner and Tenant will specify to each other those leasehold
     improvements and installations which are to be removed or left behind. This
     will be done at an early enough point in time to allow respective
     arrangements to be made before the rented property is cleared. If the Owner
     decides not to reuse the Tenant's installations, the Tenant will be
     required to restore the rental object by the time of contract termination
     to a condition in which it was made available to him at the time of handing
     over.

<PAGE>
                                      -8-

                                   SECTION 13
                                   LIABILITY

(1)  The Owner assumes no owner's liability for any kind of technical equipment,
     fixtures or facilities which are installed by the Tenant.

(2)  The Tenant will be held liable for any damage which can be shown to have
     been caused through the fault of his personnel or other third parties
     acting on his behalf, especially damage resulting from soil and groundwater
     contamination.

     Liability will be restricted to compensation for the particular damage.

                                   SECTION 14
                                   INSURANCE

(1)  It will be the Tenant's responsibility to provide adequate insurance
     against all possible risks. He will do this at his own cost and maintain
     such insurance contracts for the entire term of this lease relationship.
     This will especially apply if he stores or uses - for the conduct of his
     business - environmentally hazardous substances on the leased premises.

                                   SECTION 15
                      OBLIGATION TO PROVIDE TRAFFIC SAFETY

(1)  It is the Tenant's sole responsibility to provide general safety of vehicle
     motion on the rented property area.

(2)  With regard to their mutual relations, the Tenant agrees to indemnify the
     Owner against any claims which may result from a breach of his own duty to
     secure safe traffic motion on the territory of the rental object.

                                   SECTION 16
                              OTHER UNDERSTANDINGS

(1)  The Tenant will be responsible for providing preventive maintenance and
     technical safety of the high racks, the rack serving installation and the
     rolling doors which are part of the rental object. He will to ensure that
     these rental items are properly treated.

<PAGE>
                                      -9-

 (2) In accordance with a certificate about recurring checks of the rack
     serving installation, the Owner allows a reduced travel length. The
     individual test certificates (for sectional gates and rack serving
     installation) are attached to this Rental Agreement.

 (3) The Tenant is allowed to install his own telephone plant and data
     processing system at his own expense.

 (4) The costs of clearing access routes to the rental object in winterly
     conditions will be charged as effectively accrued.

 (5) The storage hall is made available without heating. Connection ports for
     water and waste are provided.

 (6) The Owner declares his consent that toilet and lavatory facilities plus a
     heating plant may be installed in the rental object. Related costs must be
     born by the Tenant.

 (7) The Owner will assist in actions to coordinate connection to the
     long-distance heat supply net of Stadtwerke Jena GmbH (municipal energy
     supply works).

 (8) This Rental Agreement constitutes the sole understanding between the
     parties.

 (9) The cancellation, or any alteration or amendment of this Agreement shall
     be in writing to be effective. This shall also apply in the event of new
     agreements about the foregoing written-form requirement. No claim which the
     Tenant may legally have to the Owner may be assigned to any third party.

(10) The Tenant will be required to observe the guidelines issued by the
     Association of Property Insurers (VdS) regarding fire protection,
     environmental protection, order and cleanliness. On signing this Agreement,
     he acknowledges the General Safety Standards of Fire Insurers for Factories
     and Commercial Plants (ASF), which is a necessary precondition for its
     validation.

(11) The Tenant is obliged to hand a name list of personnel he employs in, and a
     list of vehicles regularly moving to and from the rental object, to the
     Owner for control by the guardpost of the Jena power station. These lists
     must be updated.

<PAGE>
                                     - 10 -

                                   SECTION 17
                                  HOUSE RULES

     On signing this Agreement, the Tenant acknowledges the Owner's house rules
     described in Appendix 3 hereof as a necessary precondition for this
     contractual relationship to be in full force and effect.

                                   SECTION 18
                                  EURO CLAUSE

(1)  It is the parties' common understanding that DM amounts payable hereunder
     will not be influenced by the ultimate introduction of the Euro as the sole
     legal means of payment.
     Before the abolition of the DM currency as legal means of payment, the
     Owner may, at his own choice, charge all contractually payable amounts
     either in DM or EUROs, and the Tenant is equally free to pay in DM or
     EUROs. Any payables, especially the contractually stipulated money rates,
     will be deemed to convert to EURO equivalents as soon as the EURO becomes
     the sole legal means of payment for Germany. Conversion will be in
     accordance with the official conversion rate defined by the Council of the
     European Union through article 109, lit. 1, clause 4 of the Foundation
     Treaty of the European Union.

(2)  The parties agree that EURO conversion will constitute no legal basis for
     any claims to terminate, withdraw from, dispute or amend this Agreement.

                                   SECTION 19
                                  SEVERABILITY

(1)  Should any provision of this Agreement be held ineffective, this will not
     affect the balance of provisions which will remain in full force and
     effect.

(2)  The parties will work together to reach an agreement which replaces such
     ineffective provision with another legally binding one that comes closest
     in terms of contents and economic significance.
<PAGE>
                                      -11-

                                   SECTION 20
                      PLACE OF FULFILMENT AND LEGAL VENUE

The competent court of jurisdiction in Erfurt will be regarded as the place of
fulfilment and legal venue.

Appendices: 1 to 7

Erfurt on August 9, 2000                                 Jena on August 2, 2000

TEAG Thuringer Energie AG

Signed: pp. Briesemeister pp. Schneider
-Owner-                                                  -Tenant-

                                                         Signed:  H. Hanne
                                                                  pp. Kohler

<PAGE>
                                      -12-

                                   APPENDIX 1

                           TO RENTAL AGREEMENT 1-1910

<Table>
<S>                                       <C>                  <C>
730 m(2) storage hall                     6.00 DM/m(2)         4,380.00 DM

4 rack serving plants and 5 high racks                         1,400.00 DM

1100 m(2) hard-surface open area          1.00 DM/m(2)         1,100.00 DM

TOTAL NET RENTAL RATE:                                         6,880.00 DM

plus legally binding VAT (currently 16%)                       1,100.80 DM
</Table>
<PAGE>
                                      -13-

                                   APPENDIX 2

                           TO RENTAL AGREEMENT 1-1910

ADVANCE PAYMENT OF INCIDENTAL COSTS
-----------------------------------

1.   ELECTRICAL ENERGY
     Charged according to consumption,
     per separate invoice

2.   HEATING
     To be paid by Tenant

3.   WATER/WASTE WATER                                       0.20 DM/m(2)
     (according to consumption)

4.   WASTE DISPOSAL
     To be arranged and paid by Tenant

5.   CLEANING & SWEEP SERVICES                               1.30 DM/m(2)

6.   SWEEP MACHINE DEPLOYMENT                                0.14 DM/m(2)
     (proportional flat-rate 100.00 DM/m(2))

7.   GUARDING & SECURITY SERVICES                            0.12 DM/m(2)
     Monthly 1,021.80 DM

8.   WINTER SERVICES ON OPEN AREA
     (charged as effectively rendered)

9.   PROPERTY TAX                                            0.20 DM/m(2)
                                                             0.15 DM/m(2)

10.  INSURANCES                                              0.11 DM/m(2)

11.  MAINTENANCE FOR ROLLER DOORS AND RACK SERVICING PLANT
     To be arranged and paid by Tenant

12.  FIRE EXTINGUISHER CHECKS
     To be arranged and paid by Tenant

TOTAL.                            2.22 DM/M(2) x 730 M(2) = 1,620.60 DM

plus legally binding VAT (of currently 16%)                   259.30 DM
<PAGE>
                                      -14-

                                   APPENDIX 3

                           TO RENTAL AGREEMENT 1-1910

                                  HOUSE RULES

between                  TEAG Thuringer Energie AG
                         Schwerborner Str. 30
                         99087 Erfurt

and                      Brooks Automation GmbH
                         Goschwitzer Strasse 25
                         07745 Jena
represented through:     Harald Hanne, General Manager

ACKNOWLEDGEMENT OF HOUSE RULES

These House Rules are part of the Rental Agreement specified in the headline
above. The Owner reserves his right to make modifications or amendments to the
House Rules if deemed in the interest of the Tenant. Any such modification or
amendment will be an integral part of the Rental Agreement if duly notified to
the Tenant.

The Tenant hereby accepts that the House Rules are binding for him. Any
violation thereof will be considered as non-conforming usage of the rental
object. In the event of serious or repeated violation, the Owner may, at his
option, terminate the lease relationship without serving due notice.
Replacement of any damage which is due to the violation or non-fulfilment of a
reporting duty, will be the responsibility of the Tenant.

GENERAL REGULATIVE PROVISIONS

The Tenant shall utilize the rented rooms and areas in no other way than
stipulated under this Agreement. He shall carefully clean and ventilate them.
Sound protection and environment protection requirements must be properly met.
He must take care that other tenants will not be molested by gas, vapors,
smells, fumes, noise, black carbon, etc. In the event of failure to comply, the
Tenant will be held responsible.

Preventive care measures for floor areas in the rented rooms must exclude any
possibility of damage. Soft padding supports should be used to avoid
indentation marks.
<PAGE>
                                     - 15 -

No objects may be deposited or stored outside of the rented rooms, i.e. in room
facilities or on open areas which are co-shared with others. Even if express
approval has been obtained from the Owner, the Tenant will still be liable for
any damage resulting from items stored in these places. In addition, the Tenant
is prohibited from performing any work outside of the rented rooms.

Vehicles in possession of the Tenant may only be parked on specially designated
areas by permission of the Owner. Third-party vehicles are allowed to stay on
the premises only for as long as required to load or unload their freight. For
non-compliance with these rules, the Owner may - notwithstanding his other
rights - charge the Tenant an adequate penalty.

If the Tenant moves out, whether fully or partly, before this Agreement expires,
he shall return the key to the Owner or the Owner's authorized representative.
This will even apply if he has left some of his stock in the rented rooms, but
the number and nature of belongings left behind indicate his intention for
lasting removal from the rooms under lease. In this case, the Owner will be
entitled to take possession of the rented rooms even before these are finally
cleared.

TENANT'S DUTY TO EXERCISE REASONABLE CARE

Will include the following:

- Keep the floors dry and treat them properly.

- Prevent damage to water supply and removal systems, electrical installations
  and other in-house facilities, avoid clogging of drain pipes.

- Promptly report any disturbance at these installations.

- Keep doors and windows firmly shut in the event of storm, at night and during
  absence.

- Do not make any change in the rental property, unless special approval has
  been obtained from the Owner; especially refrain from changes in installations
  (including electrical ducting) or knocking any nails (screws) hooks, etc. into
  wooden shieldings of any kind.

- Carefully store and treat all keys with accessory parts.

- Absence will not relieve the Tenant of his duty to take anti-frost
  precautions.
<PAGE>
                                      -16-

FIRE PROTECTION REQUIREMENTS

All statutory and governmental requirements of a general technical nature,
especially those issued by the construction supervision authority and the fire
department, must be observed.

Naked light is not allowed. All official prescriptions, especially those
regarding the storage of inflammable materials must be considered and observed
by the Tenant.

HEATING INSTALLATIONS

If required for reasons of the outer temperature, the installed heating plant
will be kept in normal operating condition.

As a guideline, all major utilized rooms will be heated up to a level of +20
degrees Celsius. For as long as the heating period lasts, the Tenant shall keep
all doors and windows - even those of unheated rooms - firmly closed.
Ventilation should be performed moderately to avoid major temperature drops
inside the rooms. No heating can be expected during the period from May 1 to
September 30. Existing hot water supply installations will be kept in a normal
operating condition.

Erfurt on August 9, 2000                     Jena on August 2, 2000

TEAG Thuringer Energie AG

Signed: pp. Briesemeister  pp. Schneider

- Owner -                                    - Tenant -

                                             Signed   H. Hanne
                                                      pp. Kohler

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