Document:

<PAGE>

                                                                   EXHIBIT 10.27

                             [LETTERHEAD of ASYST TECHNOLOGIES, INC.]

January 11, 2001

Dr. Stephen S. Schwartz
1759 Kircher Court
Los Altos, CA 94024

Dear Steve,

I am pleased to formally offer you the opportunity to join Asyst as an Officer
of the company, initially in the position of Senior Vice President, Product
Groups reporting to me. This position is of strategic importance to the
shareholders and employees of Asyst, and as a key leader of Asyst, you will be
responsible for optimizing the business performance of Asyst. The initial
organization structure is as per the attached organizational chart.

During the first few months of your employment, you will participate with your
peers, others and me in the detailed assessment of Asyst's strategy, processes,
organization, and resources. In addition, you will take leadership in the
development of key marketing strategies and implementation plans. These plans
will serve as a basis for your personal objectives, which will be mutually
agreed upon during the first thirty (30) days of your employment with Asyst.

Below outlines the compensation package Asyst is pleased to offer you:

1.   Base Salary:  Your base salary will be $10,192.30 per pay period (26 pay
     periods), which calculates to $265,000 on an annual basis. Your next review
     date will be May 15, 2002, for an April 1/st/, 2002 effective date.

2.   Management Bonus Plan:  You will be eligible to participate in an
     ---------------------
     annualized performance-based bonus plan for Fiscal Year 2002, which will
     have a targeted payout of $165,000 at 100% achievement of company and
     individual objectives. The bonus plan will be structured in such a way that
     should you exceed plan, your bonus payout will be greater than the targeted
     bonus noted above. For the quarter ending March 31, '01, you will be
     eligible for a $30,000 bonus based on the assessment of your performance by
     the Board's Compensation Committee.

3.   Equity:  Additionally, Asyst offers you an option to purchase 225,000
     ------
     shares of company stock. This option begins vesting six months after your
     date of hire, and continues vesting at a rate of 1/42 per month of
     employment with the Company, for forty-two (42) months, such that at the
     end of forty-eight (48) months of employment the option shall become fully
     exercisable. However, the option, the vesting schedule and the price per
     share of this option are subject to final approval by the Board Of
     Directors.

4.   Performance Accelerated Stock Option Grant (PASOG):  Asyst offers you a
     --------------------------------------------------
     150,000 option grant. This option has a term of five (5) years and three
     (3) months from date of grant. The option will vest on the fifth (5/th/)
     anniversary of the grant or upon the successful achievement of mutually
     agreed to performance objectives. The Asyst Board of Directors will assess
     your performance against these objectives. Upon your accepting additional
     responsibilities, 75,000 of these options would vest subject to Board
     approval. Additionally, an appropriate fraction of PASOG would be
     immediately vested upon successful completion of specific objectives, and
     -----------
     it is anticipated that the PASOG could all be vested within three years if
     all of the objectives were achieved within that time period.

<PAGE>

Stephen S. Schwartz
January 11, 2001
Page 2

5.   Additional Option Grants: As part of the Executive Option Grant Program
     ------------------------
     (typically in May/June), you will be granted a minimum of additional 75,000
     options for each of the Fiscal Years 2002 and 2003.

6.   Sign-On Bonus: There is a great deal to be done, and I would like you to
     -------------
     join the team as soon as possible. As an added incentive, Asyst is offering
     you a sign-on bonus in the amount of $50,000, if your start date is on or
     before Monday, January 15, 2001. This bonus amount would be paid in two
     parts: $30,000 payable in your first paycheck in January, 2001, and $20,000
     payable in your first paycheck in April, 2001. Both payouts would be
     subject to standard deductions and withholdings. It is agreed that should
     you voluntarily leave Asyst within the first two years of employment, you
     would be required to reimburse 100% of this bonus to Asyst.

7.   Core Benefits: Asyst offers a very competitive benefits package, which
     -------------
     would be effective as of your date of hire. A brief summary of those
     benefits is attached for your review. Please note that if an employee
     requests medical and dental coverage, the employee is required to pay 5%
                                                                           --
     of the employee premium, and if covering dependents, the employee is
     -----------------------                  ----------
     required to 15% of the dependent premium. Also, there is a 401K Plan and
                 ----------------------------
     Executive Deferred Compensation Plan available to employees interested on
     tax-deferred income and investment options. The next sign-up period for the
     401K Plan is in the month of March, 2001. It is understood that all
     benefits are subject to change without notification.

In order to protect our mutual employment rights, employment with Asyst is "at
will". It is not for a specific term and can be terminated by yourself or by the
Company at any time for any reason, with or without cause. Any contrary
representations which may have been made or which may be made to you are
superseded by this offer.

This offer is conditioned upon execution by you of the enclosed Proprietary
Information Agreement. You also must be able to provide appropriate
identification establishing your right to work within the United States. This
offer is contingent upon satisfactory background and reference checks. If you
accept this offer, the terms described in this letter shall be the terms of your
employment. Any additions or modifications of these terms would have to be in
writing and signed by yourself and Mihir Parikh, Chairman & CEO.

Steve, I am very optimistic that your contributions will play a significant part
in the long-term success of Asyst. I hope that this offer meets with your
expectations, and that your joining Asyst will provide you with personal,
professional and financing returns in line with our mutual growth and successes.

Sincerely yours,

/s/ Mihir Parikh                      /s/ Stephen S. Schwartz   January 15, 2001
                                      ------------------------------------------
Mihir Parikh                          AGREED AND ACCEPTED:
Chairman & CEO                        Dr. Stephen S. Schwartz   (Date)

                                      48<PAGE>

                                                                    EXHIBIT 10.8

                            Warden Development Ltd

This is an offer to lease premises subject to signature of the Standard Tenancy
Agreement upon the following principal terms and conditions:

LANDLORD          :    Warden Development Ltd.
Address           :    Room 3-7, 37/F., Cable TV Tower, No.9, Hoi Shing Road,
                       Tsuen Wan, Hong Kong

TENANT            :    Peak Plastic & Metal Products (Int'l) Ltd.
Address           :    Room 3-7, 37/F., Cable TV Tower, No.9, Hoi Shing Road,
                       Tsuen Wan, Hong Kong

PREMISES          :    Heng Gang 188 Industrial Estate,
                       G08401-2
                       Long Gang District,
                       Shenzhen, China

TERM OF LEASE     :    2 Years
Commencement Date :    01 April, 2001
Termination Date  :    31 March, 2003

USER              :    Industrial Estate and substance facilities (including
                       dormitory of workers and canteen)

RENT              :    Hong Kong Dollars Two Millions and Three Hundred
                       Thousand Only (HK$2,300,000) per annum, payable in 12
                       equal monthly installments.
                                                                               1
<PAGE>

                             TERMS AND CONDITIONS
                             --------------------

     1.
          a)   All services (including repairs and works) provided to the Tenant
               in the premises must only be provided by the service providers
               designated by the Landlord at a charge to be paid by the Tenant.

          b)   In consideration of the Landlord providing or arranging for
               services to the Tenant, the Tenant agrees to pay to the Landlord
               any amount the Tenant or its designated occupiers may owe the
               Landlord or other service providers arranged through the
               Landlord.

          c)   The Landlord shall not be liable or in any way be responsible for
               the breach, non-performance or failures of any of the service
               providers, or for any of their negligence, acts or omissions.

     2.   A prohibition against illegal activities take place in the premise.

     3.   The Tenant to the intent that the obligations hereunder shall continue
          throughout the term of tenancy or occupation hereby agrees with the
          Landlord as follows:-

          a)   To pay the management fee and to settle all charges, expenses and
               liabilities for which the Tenant is liable.

          b)   To observe and perform all House Rules and all regulations in the
               Tenant's Handbook which may be made by the Landlord from time to
               time.

          c)   To use the premises as described in above 1(a) only. The Tenant
               shall procure the designated occupiers to sign the
               acknowledgement described in the attached letter.

          d)   Not to assign, underlet, sublet or otherwise part with possession
               of the premises or any part thereof or any interest therein in
               any way whether by way of assignment, underletting, subletting,
               transfer, lending, sharing or other means nor permit or suffer
               any arrangement or transaction whereby any person or persons not
               a party to this Agreement or other than the designated occupier
               obtains the use, occupation, enjoyment or possession of the
               premises

                                                                               2
<PAGE>

          or any part thereof irrespective of whether any rental or other
          consideration is given for such use, occupation, enjoyment or
          possession or enter into an agreement to do any such things.

4.   The Landlord hereby agrees with the Tenant as follows:-

     a)   Subject to the terms hereof, the Tenant shall peacefully hold and
          enjoy the premises during the term of tenancy without any interruption
          by the Landlord.

     b)   To keep the structure, exterior, roof and the main drains, pipes,
          cables and wires and all the main walls, timbers and joists and the
          lifts of the Building in a proper state of repair at the cost of the
          Landlord.

5.   Provided always and it is hereby further agreed as follows:-

     a)   The Landlord may determine this agreement and re-enter upon the
          premises with or without notice being given to the Tenant if:-

               (i)  the rent is unpaid after it shall become due;
               (ii) the Tenant fails to observe the terms and conditions;

     The agreement will be void if:-

     b)   In case the structure of the Building, or any part thereof shall at
          any time during the term be destroyed or damaged by flood, fire,
          typhoon, earthquake, landslide, or any cause for which the Tenant
          shall not be responsible so as to render the premises unfit for use or
          occupation or become subject to a closure or demolition order the rent
          hereby reserved or a fail proportion.

     c)   The government resumes the land on which the premise is built, the
          premise is demolished.

6.   The Tenant shall carry out decoration and restructure of the premise after
     obtain an approval of the government and Landlord.

7.   The Tenant shall sublet the premise to third parties after obtain agree
     from the Landlord. Landlord and Tenant must re-new an agreement.

8.   This Agreement shall be construed and take effect according to the laws of
     Hong Kong.

                                                                               3
<PAGE>

Yours faithfully,

 /s/ Jerry Mo
 -----------------------------------
 Warden Development Ltd.
 ("the Landlord")

 ACCEPTED AND CONFIRMED

 By:  Peak Plastic & Metal Products (Int'l) Ltd.
     ------------------------------------------
 [for and on behalf of tenant's name (if company)]

 /s/ Jerry Mo
 -----------------------------------
 ("The Tenant")
 (Authorized Signature)
 Date: 01 April, 2001

                                                                               4

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00026-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00026-of-00352.parquet"}]]