Document:

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                                                                    EXHIBIT 10.6

                            FOURTH AMENDMENT TO LEASE

                                                          DATED:  MARCH 13, 2000

LANDLORD:                ELEVEN INKSTER, L.L.C.

TENANT:                  NATIONAL TECHTEAM, INC.

PREMISES:                SPACE IN BUILDING D, CUMBERLAND TECH CENTER,
                         11 MILE AND INKSTER ROADS, SOUTHFIELD, MICHIGAN

LEASE:                   DATED SEPTEMBER 27, 1993, AS AMENDED BY
                         FIRST AMENDMENT TO LEASE DATED DECEMBER 7,1993,
                         SECOND AMENDMENT TO LEASE DATED JANUARY 23,1995, AND
                         THIRD AMENDMENT TO LEASE DATED MARCH 29, 1996

         THE CIRCUMSTANCES OF THIS AMENDMENT ARE:

         A. Landlord and Tenant are parties to the above referenced Lease for
the above described Premises which includes 57,403 square feet of Rentable Floor
Area located in Building D and Building C at Cumberland Tech Center (the
"Center") at the southeast corner of Eleven Mile and Inkster Roads in the City
of Southfield, Oakland County, Michigan. Landlord is the successor to Eleven
Inkster Associates.

         B. Landlord and Tenant desire to further amend the Lease to extend the
term of the Lease, change to a "net" basis Tenant's obligation for payment of
Additional Rent for real estate taxes and operating expenses, provide an
allowance for refurbishment of the leased Premises and include an option to
extend the term of the Lease.

         THE PARTIES THEREFORE AGREE AS FOLLOWS:

         1.       The term of the Lease is extended for an additional five (5)
years to end on December 31, 2005.

         2.       Effective on January 1, 2001, Basic Monthly Rent will be as
follows, payable on a "net" basis:

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<TABLE>
<CAPTION>

                                                                                     RENTAL RATE
                                                      BASIC MONTHLY               PER SQUARE FOOT
                    DATES                                  RENT                       PER YEAR
                    -----                                  ----                       --------
<S>                                                 <C>                    <C>
January 1, 2001 - December 31, 2001                       $57,403                $12.00/sq. ft./year
January 1, 2002 - December 31, 2002                       $59,795                $12.50/sq. ft./year
January 1, 2003 - December 31, 2003                       $62,187                $13.00/sq. ft./year
January 1, 2004 - December 31, 2004                       $64,578                $13.50/sq. ft./year
January 1, 2005 - December 31, 2005                       $66,970                $14.00/sq. ft./year
</TABLE>

        3.        Commencing January 1, 2001, Tenant shall be obligated for
payment of Additional Rent based upon Tenant's Portion of 53.40% of the Real
Estate Taxes and Operating Expenses for the Center as otherwise provided and
defined in the Lease. Accordingly, effective on January 1, 2001, Paragraphs
8A(2) and 8B(3) of the Lease are revised to read as follows:

                  8A(2).      The "Tax Base Amount" shall be zero (0).

                  8B(3).      The "Expense Base Amount" shall be zero (0).

        4.        Landlord will provide an allowance to Tenant in the amount of
$172,209 (based upon $3.00 per square foot of Rentable Floor Area) to be used
for re-carpeting and other refurbishment or improvements to be completed by
Tenant in the leased Premises. Upon completion of such re-carpeting,
refurbishment and improvements, and delivery to Landlord of sworn contractor's
statements, waivers of lien and paid receipts for all work and material
performed and furnished for the Premises in order to satisfy Landlord's mortgage
lender, Landlord will pay to Tenant the full amount of such paid receipts not to
exceed the allowance of $172,209.

         5.       Any alterations or improvements in the leased Premises other
than re-carpeting, painting and refurbishment of existing improvements shall
only be performed in accordance with plans and specifications previously
approved by Landlord, all applicable laws, ordinances, rules, regulations and
directives of all governmental authorities having jurisdiction over the
Premises. Tenant shall pay when due all costs for work performed and materials
supplied to the Premises. Tenant shall keep Landlord and the Premises free from
all liens, stop notices and violation notices relating to any improvements or
alterations, and Tenant shall protect, indemnify, hold harmless and defend
Landlord and the Premises from any and all loss, costs, damage, liability and
expense, including attorneys fees, arising out of or related to any such liens
or notices. Tenant shall satisfy or otherwise discharge all liens, stop notices
or other claims or encumbrances within 10 days after Landlord notifies Tenant in
writing thereof If Tenant fails to pay and remove any such lien, claim or
encumbrance within such 10-day period, Landlord at its election may pay and
satisfy the same and, in such event, the sum so paid by Landlord with interest
from the date of payment at the rate set forth in Paragraph 20 of the Lease for
amounts owed Landlord by Tenant shall be deemed to be additional rent due and
payable by Tenant at once upon demand.

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         6.       While this Lease is in effect and Tenant is not in default,
Tenant will have an option to extend the term of the Lease for an additional
five (5) years by notice to Landlord received by Landlord not less than 180 days
prior to the expiration of the Lease term on December 31, 2005. In the event
that Tenant exercises this option to extend the term of the Lease, all of the
terms and conditions of the Lease as previously amended and amended hereby shall
remain in full force and effect provided that the Basic Monthly Rent payable by
Tenant during such extended term shall be as follows, payable on an absolute
"net" basis:

<TABLE>
<CAPTION>

                                                                                              RENTAL RATE
                                                              BASIC MONTHLY                PER SQUARE FOOT
                    DATES                                          RENT                       PER YEAR
                    -----                                          ----                       --------
<S>                                                         <C>                       <C>
January 1, 2006 - December 31, 2006                               $71,754                 $15.00/sq. ft./year
January 1, 2007 - December 31, 2007                               $74,146                 $15.50/sq. ft./year
January 1, 2008 - December 31, 2008                               $76,537                 $16.00/sq. ft./year
January 1, 2009 - December 31, 2009                               $78,929                 $16.50/sq. ft./year
January 1, 2010 - December 31, 2010                               $81,321                 $17.00/sq. ft./year
</TABLE>

         7.       As amended hereby, all other terms, conditions and provisions
of the Lease as previously amended shall remain in full force and effect.

ELEVEN INKSTER, L.L.C                                  NATIONAL TECHTEAM, INC.

By:   Levine Interests Limited Partnership II, a
      Michigan Limited Partnership, a Manager

      By:                                              By:
         -----------------------------                    ----------------------
              Douglas A. Levine
      Its:    General Partner                          Its:
          ----------------------------                     ---------------------
                  "LANDLORD"                                      "TENANT"

                                       -3-<PAGE>   1
                                                                EXHIBIT 10.7

                                    SUBLEASE

1.        PARTIES

          This Sublease is entered into by and between DURA OPERATING CORP., a
Delaware corporation ("Sub lessor"), and NATIONAL TECH TEAM, INC., a Delaware
corporation ("Sublessee"), as a Sublease under the Master Lease dated June 5,
1996, entered into by Eleven Inkster Associates, predecessor in interest to
Eleven Inkster, L.L.C., a Michigan limited liability company, as lessor ("Master
Landlord"), and Sublessor under this Sublease as lessee; a copy of the Master
Lease is attached hereto as EXHIBIT A. The Premises leased pursuant to the
Master Lease are referred to in this Sublease as the "Premises".

2.        PROVISIONS CONSTITUTING SUBLEASE

          (a) This Sublease is subject to all of the terms and conditions of the
Master Lease in EXHIBIT A and Sublessee shall assume and perform the obligations
of Sublessor and Lessee in said Master Lease, to the extent said terms and
conditions are applicable to the Premises subleased pursuant to this Sublease.
Sublessee shall not commit or permit to be committed on the Subleased Premises
(hereinafter defined) or Premises any act or omission which shall violate any
term or condition of the Master Lease. In the event of the termination of
Sublessor's interest as Lessee under the Master Lease for any reason, then this
Sublease shall terminate coincidentally therewith without any liability of
Sublessor to Sublessee.

          (b) All of the terms and conditions contained in the EXHIBIT A Master
Lease are incorporated herein, except for Sections 4 (Condition of Premises). 23
(Right of First Offer on Contiguous Space), 25 (Right of First Offer to
Purchase) and 26 (Option to Extend), as terms and conditions of this Sublease
(with each reference therein to Lessor and Lessee to be deemed to refer to
Sublessor and Sublessee) and, along with all of the following Sections set out
in this Sublease, shall be the complete terms and conditions of this Sublease;
provided, however, that Sublessee acknowledges that it is the obligation of the
Master Landlord under the Master Lease (and not Sublessor) to maintain the
Premises as described in Section 6 of the Master Lease and to restore the
Premises in the event of fire or other casualty as described in Section 12 of
the Master Lease (provided, however, that Master Landlord shall have no
liability to Sublessee for Master Landlord's failure to perform any of its
obligations under the Master Lease, there being no privity of contact between
Master Landlord and Sublessee). Sublessor shall have the rights of the Landlord
under the Master Lease and Sublessee shall have the obligations and
responsibilities of the Tenant, in each case applicable to the Subleased
Premises under the Lease, and Sublessee takes subject to all of the obligations,
responsibilities and covenants applicable to the Subleased Premises that
Sublessee has expressly assumed as the Tenant under the Lease, and all of the
obligations and responsibilities of the Tenant applicable to the Subleased
Premises under the Lease arising on or after the date hereof Notwithstanding the
foregoing, Sublessor hereby appoints Sublessee as its agent for purposes of
communicating with Master Landlord concerning maintenance and operational issues
with respect to the Subleased Premises and the building of which it is a part.

3.        SUBLEASED PREMISES

          Sublessor leases to Sublessee arid Sublessee hires from Sublessor the
following described Premises together with the appurtenances related thereto,
situated in the City of Southfield, County of Oakland, State of Michigan: 43,254
square feet of floor area of office space in the Cumberland Tech Center,
Building B, 27335 West Eleven Mile Road, Southfield, Michigan 48034, as depicted
on the space plan attached hereto and incorporated  herein by this reference as
Exhibit B ("Subleased Premises").

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4.        RENTAL

          Sublessee shall pay to Sublessor as rent for the Subleased Premises in
advance on the first day of each calendar month without deduction, offset, prior
notice or demand, in lawful money of the United States, the sum of Forty-two
Thousand Three Hundred Fifty-two and 88/100 Dollars ($42,352.88) per month
beginning on January 1, 2001 (the "Rent Commencement Date"). If the commencement
date is not the first day of the month, or if the Sublease termination date is
not the last day of the month, a prorated monthly installment shall be paid at
the then current rate for the fractional month during which the Sublease
commences and/or terminates. Sublessee's obligation to pay Tenant's Portion of
the Real Estate Taxes and Operating Expenses (as described in Section 8 of the
Master Lease) shall also begin on the Rent Commencement Date. Notwithstanding
the foregoing, Sublessee acknowledges that it is responsible for all janitorial,
electrical and any security expenses beginning on the Term Commencement Date (as
defined in Paragraph 5).

5.        TERM

          (a) The term of this Sublease shall be for a period of Two Years and
Eleven Months commencing on September 1, 2000 (the "Term Commencement Date"),
and ending on July 31, 2003. In the event Sublessor is unable to deliver
possession of the Subleased Premises on or before September 1, 2000, for each
day delivery is delayed, the Rent Commencement Date shall be adjusted to reflect
such delay.

          (b) In the event Sublessor is unable to deliver possession of the
Subleased Premises at the commencement of the term, Sublessor shall not be
liable for any damage caused thereby, nor shall this Sublease be void or
voidable; rent shall in any event be payable beginning on the Rent Commencement
Date and the term hereof shall not be extended by such delay. If Sublessee, with
Sublessor's consent, takes possession prior to the commencement of the term,
Sublessee shall do so subject to all of the covenants and conditions hereto no
rent shall be payable for such period but Sublessee shall pay expenses as
provided in the last sentence of Paragraph 4 hereof.

6.        USE

Sublessee shall use the Subleased Premises for office, research and product
development purposes and for no other purpose without the prior written consent
of Sublessor, Master Landlord and the holder of any mortgage on the Premises.
Sublessee's business shall be established and conducted throughout the term
hereof in a first class manner. Sublessee shall not

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use the Subleased Premises for, or carry on, or permit to be carried on, any
offensive, noisy or dangerous trade, business, manufacture or occupation nor
permit any auction sale to be held or conducted on or about the Subleased
Premises. Sublessee shall not do or suffer anything to be done upon the
Subleased Premises which will cause structural injury to the Subleased Premises
or the building of which the Subleased Premises form a part. The Subleased
Premises shall not be overloaded and no machinery, apparatus or other appliance
shall be used or operated in or upon the Subleased Premises which will in any
manner injure, vibrate or shake the Subleased Premises or the building of which
it is a part. No use shall be made of the Subleased Premises which will in any
way impair the efficient operation of the sprinkler system (if any) within the
building containing the Subleased Premises. Sublessee shall not leave the
Subleased Premises unoccupied or vacant during the term. No musical instrument
of any sort, or any noise-making device will be operated or allowed upon the
Subleased Premises for the purpose of attracting trade or otherwise. Sublessee
shall not use or permit the use of the Subleased Premises or any part thereof
for any purpose which will increase the existing rate of insurance upon the
building in which the Subleased Premises are located, or cause a cancellation of
any insurance policy covering the building or any part thereof If any act on the
part of Sublessee or use of the Subleased Premises by Sublessee shall cause,
directly or indirectly, any increase of Sublessor's insurance expense, said
additional expense shall be paid by Sublessee to Sublesssor upon demand.

7.        ALTERATIONS

          Sublessee shall not make any alterations to the Subleased Premises
without the prior written consent of Master Landlord and Sublessor, which shall
not be unreasonably withheld or delayed, and the prior written consent of the
holder of any mortgage on the Premises. Sublessee acknowledges that it must, at
its expense, remove any alterations and additions installed by Sublessee as
Master Landlord may direct at the end of the Sublease term; repair any damage to
the Premises caused by such removal; and restore the Premises as directed by
Master Landlord to the extent that such repairs are directly attributed and
derived from Sublessee's alterations and the removal thereof.

8.        NOTICES

          All notices or demands of any kind required or desired to be given by
Sublessor or Sublessee hereunder shall be in writing and shall be deemed
delivered forty-eight (48) hours after depositing the notice or demand in the
United States mail, certified or registered, postage prepaid, addressed to the
Sublessor or Sublessee respectively at the addresses set forth after their
signatures at the end of this Sublease. All rent and other payments due under
this Sublease or the Master Lease shall be made by Sublessee to Sublessor at the
same address.

                    (SIGNATURES SET FORTH ON FOLLOWING PAGE)

Dated:  ________________________, 2000

DURA OPERATING CORP.                              NATIONAL TECH TEAM, INC.
(SUBLESSOR)                                       (SUBLESSEE)

By:____________________________                   By:___________________________

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<PAGE>   4

By:____________________________                   By:___________________________

ADDRESS:   2791 Research Drive                    ADDRESS:   833 Mason
                                                             Suite 200
           Rochester Hills, MI  48309                        Dearborn, MI 48124

TELEPHONE: 248-299-7500                           TELEPHONE: 313-277-2277

(If Sublessor or Sublessee is a corporation, the corporate seal must be affixed
and the authorized officers must sign on behalf of the corporation. The Sublease
must be executed by the President or a Vice President and the Secretary or
Assistant Secretary unless the Bylaws or a Resolution of the Board of Directors
shall otherwise provide, in which event the Bylaws or a certified copy of the
Resolution, as the case may be, must be furnished.)

This Sublease has been prepared for submission to your attorney who will review
the document and assist you to determine whether your legal rights are
adequately protected. Grubb and Ellis Commercial Brokerage Company is not
authorized to give legal or tax advice; no representation or recommendation is
made by Grubb and Ellis Commercial Brokerage Company or its agents or employees
as to the legal sufficiency, legal effect or tax consequences of this document
or any transaction relating thereto. These are questions for your attorney with
whom you should consult before signing this document.

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<PAGE>   5

                       CONSENT TO OFFICE BUILDING SUBLEASE

This consent to Office Building Sublease (the "Consent") is entered into this __
day of August, 2000 between ELEVEN INKSTER, L.L.C. ("Landlord"), DURA OPERATING
CORP. ("Tenant"), and NATIONAL TECH TEAM, INC. ("Subtenant").

                                    RECITALS

A.    Tenant and Landlord's predecessor in interest previously entered into a
      lease dated June 5, 1996 (the "Lease"), which is attached hereto as
      EXHIBIT A and incorporated herein, pertaining to 43,254 rentable square
      feet of office space in Cumberland Tech Center, Building B, 27335 W.
      Eleven Mile Road, Southfield, Michigan (the "Leased Premises").

B.    Tenant and Subtenant desire to enter into a sublease agreement (the
      "Sublease"), which is attached hereto as EXHIBIT B pursuant to which
      Subtenant would sublease the Premises from Tenant for a term commencing
      September 1, 2000 and ending on July 31, 2003 (the "Sublease Term").

C.    Landlord is willing to consent to the Sublease on the terms and subject to
      the conditions set forth herein.

NOW, THEREFORE, for good and valuable consideration, the receipt and adequacy of
which is hereby acknowledged, the parties agree as follows:

1.   Nothing contained in the Consent shall be construed to (i) modify, waive,
     impair, or affect any of the covenants, agreements, terms, provisions, or
     conditions contained in the Lease (except as herein expressly provided),
     (ii) waive any breach thereof or any rights of Landlord against any person
     or entity liable or responsible for the performance thereof, or (iii)
     enlarge or increase Landlord's obligations under the Lease, and all
     covenants, agreements, terms, provisions, and conditions of the Lease are
     hereby mutually declared to be in full force and effect.

2.   Landlord consents to the Sublease to the extent that the Sublease is not
     inconsistent with all or any of the terms and conditions of the Lease.
     However, in no event shall the Landlord's consent to the Sublease relieve
     Tenant from any of Tenant's covenants and agreements wider the Lease.

3.   Subtenant represents and warrants to Landlord that Subtenant has received a
     copy of, has read, and is familiar with the terms of the Lease. Subtenant
     shall neither do nor permit anything to be done, which would cause or
     constitute a breach or default under the Lease. Tenant does hereby
     unconditionally guarantee to Landlord the performance by Subtenant of all
     of its obligations under the Sublease and the payment of all rent and other
     sums which may be due pursuant to the terms of the Sublease. Tenant and
     Subtenant agree that Landlord may, at its option and in its discretion,
     treat a default under the Lease to be a default under the Sublease and a
     default under the Sublease to be a default under the Lease.

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4.   Tenant and Subtenant agree that the Sublease will not be amended or
     modified in any way without receiving the prior written consent of
     Landlord.

5.   Subtenant agrees that if Tenant is in default under the Lease and Landlord
     delivers written notice thereof to Subtenant at the address set forth in
     the Sublease, Subtenant shall thereafter make all payments owing under the
     Sublease to Landlord, who shall apply such payments against Tenant's
     obligations under the Lease. Furthermore, if the Lease terminates prior to
     the term of the Sublease or Landlord otherwise exercises its remedies based
     upon a default of the Tenant under the Lease, then, at the sole election
     and upon the written demand of Landlord the Sublease may continue in full
     force and effect, and so long as no default exists under the Lease or
     Sublease, Landlord may recognize the Sublease and rights of Subtenant
     thereunder and may thereby establish direct privity of estate and contract
     between Landlord and Subtenant with the same force and effect as though the
     Sublease has been directly made between Landlord and Subtenant; provided,
     however, that Landlord shall not be required to respect any amendment to
     the Sublease not previously approved by Landlord in writing.

IN WITNESS WHEREOF, the above. parties hereto have signed this agreement on the
date set forth

TENANT:                 SUBTENANT:                   LANDLORD:
DURA OPERATING CORP.    NATIONAL TECHTEAM, INC.      ELEVEN INKSTER, L.L.C.
                                                     BY: LEVINE INTERESTS
                                                         LIMITED PARTNERSHIP II,
                                                         MANAGER

By:__________________   By:____________________   By:____________________

Printed:_____________   Printed:_______________   Printed:_______________

Dated:_______________   Dated:_________________   Dated:_________________

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