Document:

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                                                                    EXHIBIT 10.2

               AMENDMENT NO. 1 TO OFFICE BUILDING TRIPLE NET LEASE

        THIS AMENDMENT NO. 1 to Office Building Triple Net Lease is made and
entered into this ____ day of ___________, 1993, to be effective, however, as of
February 28, 1990, by and between BILL B. WILLIAMS, JR. and JUDITH A. WILLIAMS,
husband and wife, as Lessor, and TELECT, INC., a Washington corporation, as
Lessee.

        The parties hereto do hereby amend, effective as of February 28, 1990,
that certain Office Building Triple Net Lease between Lessor and Lessee, bearing
an effective date of February 28, 1990, as follows:

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

        "2. Commencement date. The lease term shall commence at 12:01 a.m. on
        April 1, 1991 (hereinafter called "commencement date")."

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

        "4. Monthly rental. Lessee shall, during the lease term, pay to Lessor
        at E. 23003 Euclid, Otis Orchards, Washington 99027, or such other place
        as Lessor shall designate in writing from time to time, without setoff
        or deduction for any reason whatsoever, a monthly rental in the amount
        of Twenty Five Thousand Dollars ($25,000). The monthly rental shall be
        prorated for partial months falling within the lease term, and shall be
        payable in advance on or before the first day of each calendar month
        during the lease term; provided, however, that the first payment shall
        be due on the commencement date. If any rent payment is not received by
        lessor within five (5) days after the due date (or on the next business
        day if the fifth day is not a business day), then Lessee shall pay as
        additional rent the sum of five percent (5%) of the delinquent payment
        for each month or a portion thereof that the payment remains overdue."

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

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        IN WITNESS WHEREOF, the parties hereto have executed this First
Amendment to Office Building Triple Net Lease on the date and year first above
written, to be effective, however, as of February 28, 1990.

Lessors:

BILL B. WILLIAMS, JR. and
JUDITH A. WILLIAMS

By:
   -----------------------------------------
        Bill B. Williams, Jr.

By:
   -----------------------------------------
        Judith A. Williams

Lessees:

TELECT, INC., a Washington corporation

By:
   -----------------------------------------
        Bill B. Williams, Jr.
Its:    President

By:
   -----------------------------------------
        Judith A. Williams
Its:    Secretary/Treasurer

                                       2
<PAGE>   3

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

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

Dated
      --------------------------------

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

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

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

Dated
      --------------------------------

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

                                       3
<PAGE>   4

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

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

Dated
      --------------------------------

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

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

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

Dated
      --------------------------------

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

                                       4<PAGE>   1
                                                                    EXHIBIT 10.3

                       AMENDMENT NO. 2 TO OFFICE BUILDING
                                TRIPLE NET LEASE

        THIS AMENDMENT NO. 2 TO OFFICE BUILDING TRIPLE NET LEASE is made and
entered into this _________ day of_____________________ , 1993, to be effective,
however, as of ____________, 1993, by and between BILL B. WILLIAMS, JR. and
JUDITH A. WILLIAMS, husband and wife, as Lessor, and TELECT, INC., a Washington
corporation, as Lessee.

        The parties hereto do hereby amend, effective as of ______________ 1993,
that certain Office Building Triple Net Lease between Lessor and Lessee, bearing
the effective date of February 28, 1990, as previously amended by that certain
Amendment No. 1 to Office Building Triple Net Lease dated January 20, 1993, as
follows:

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

                   "1. Premises. Lessor hereby leases unto lessee and lessee
               hereby leases from lessor, for the term and under the conditions
               hereinafter set forth, those certain parcels of real property
               (hereinafter called "Premises") legally described in the attached
               Schedule III, including all structures and fixtures upon said
               Premises and all easements and other rights appurtenant to said
               Premises, including but not limited to non-exclusive rights to
               ingress, egress, and parking in adjacent common areas."

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

                   "4. Monthly rental. Lessee shall, during the lease term, pay
               to lessor at East 23003 Euclid, Otis Orchards, Washington 99027,
               or such other place as lessor shall designate in writing from
               time to time, without setoff or deduction for any reason
               whatsoever, a monthly rental in the amount of Twenty Eight
               Thousand Dollars ($28,000.00). The monthly rental shall be
               prorated for partial months falling within the lease term, and
               shall be payable in advance on or before the first day of each
               calendar month during the lease term. If any rent payment is not
               received by lessor within five (5) days after the due date (or on
               the next business day if the fifth day is not a business day),
               then lessee shall pay as additional rent the sum of five percent
               (5%) of the delinquent payment for each month or a portion
               thereof that the payment remains overdue. Notwithstanding
               anything else herein to the contrary, upon completion and
               occupancy of the new office building to be constructed on the
               Premises, said monthly rental shall be increased as mutually
               agreed upon between lessor and lessee; and, provided further,
               that upon completion of the new manufacturing facility to be
               constructed on the Premises, said monthly

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               rental shall be further increased as mutually agreed upon between
               lessor and lessee. If the parties hereto cannot agree on a new
               monthly rental thirty (30) days prior to completion of the new
               office building and/or new manufacturing facility, then the same
               is to be submitted to arbitration in accordance with Section 29."

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

        IN WITNESS WHEREOF, the parties hereto have executed this Amendment No.
2 to Office Building Triple Net Lease on the date and year first above written,
to be effective, however, as of __________________________, 1993.

Lessors:

BILL B. WILLIAMS, JR. and
JUDITH A. WILLIAMS

By:
   -----------------------------------------
        Bill B. Williams, Jr.

By:
   -----------------------------------------
        Judith A. Williams

Lessees:

TELECT, INC., a Washington corporation

By:
   -----------------------------------------
        Bill B. Williams, Jr.
Its:    President

By:
   -----------------------------------------
        Judith A. Williams
Its:    Secretary/Treasurer

                                       2
<PAGE>   3

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

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

Dated
      --------------------------------

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

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

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

Dated
      --------------------------------

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

                                       3
<PAGE>   4

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

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

Dated
      --------------------------------

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

STATE OF WASHINGTON   )
                      ) ss.
County of Spokane     )

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

Dated
      --------------------------------

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

                                       4
<PAGE>   5

                                 OFFICE BUILDING
                                TRIPLE NET LEASE

                                LEGAL DESCRIPTION

PARCEL "E"

A parcel of land in the Southeast Quarter of Section 10, Township 25 North,
Range 45 E.W.M. described as follows:

        BEGINNING at the Southeast corner of said Section 10; thence South
        87(degrees)03'56" West along the South line of the Southeast Quarter of
        said Section 10, a distance of 708.58 feet; thence North 03(degrees)
        17'39" West a distance of 1129.61 feet to the true point of beginning;
        thence North 03(degrees)17'39" West a distance of 255.00 feet; thence
        North 87(degrees) 03'56" East a distance of 558.68 feet; thence North.
        42(degrees)03'56" East a distance of 56.06 feet; thence North
        87(degrees)03'56" East a distance of 50.00 feet to a line parallel with
        and 60.00 feet West of the centerline of Molter Road, as said centerline
        is shown on the final plat of HOMESTEAD TRADE CENTER, as per plat
        thereof recorded in Volume 15 of Plats, page 9; thence South
        03(degrees)17'39" East along said parallel line a distance of 294.64
        feet; thence South 87(degrees)03'56" West a distance of 648.58 feet to
        the true point of beginning;

Situate in the County of Spokane, State of Washington.

PARCEL "F":

A parcel of land in the Southeast Quarter of Section 10, Township 25 North,
Range 45 E.W.M., described as follows:

        BEGINNING at the Southeast corner of said Section 10; thence South
        87(degrees)03'56" West along the South line of said Southeast Quarter of
        Section 10 a distance of 708.58 feet; thence North 03(degrees)17'36"
        West a distance of 1384.61 feet to the true point of beginning; thence
        North 03(degrees)17'39" West a distance of 190.00 feet; thence North
        87(degrees)03'56" East a distance of 249.44 feet; thence North 59
        (degrees)53'21" East, a distance of 43.79 feet; thence North
        87(degrees)03'56" East a distance of 359.03 feet to a point on a
        non-tangent curve concave to the West having a radius of 440.00 feet (to
        which a radial line bears North 82(degrees)47'00" East and West of the
        centerline of Molter Road, as said centerline is shown on the final plat
        of HOMESTEAD TRADE CENTER, as per plat thereof recorded in Volume 15 of
        Plats, page 9); thence Southerly along said curve through a central
        angle of 03(degrees)55'21" an arc distance of 30.12 feet; thence South
        03(degrees)17'39" East parallel with and 60.00 feet West of said
        centerline of Molter Road a distance of 140.26 feet; thence South
        87(degrees)03'56" West a distance of 50.00 feet; thence South
        42(degrees)03'56" West a distance of 56.06 feet; thence South
        87(degrees)03'56" West a distance of 558.68 feet to the true point of
        beginning;

Situate in the County of Spokane, State of Washington.

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<PAGE>   6

PARCEL "G":

A parcel of land in the Southeast Quarter of Section 10, Township 25 North,
Range 45 E.W.M. described as follows:

        BEGINNING at the Southeast corner of said Section 10, thence South
        87(degrees)03'56" West along the South line of said Southeast Quarter of
        Section 10 a distance of 708.58 feet; thence North 03(degrees)17'39"
        West a distance of 1574.61 feet to the true point of beginning; thence
        North 87(degrees)03'56" East a distance of 249.44 feet; thence North
        59(degrees)53'21" East a distance of 43.79 feet; thence North
        87(degrees)03'56" East a distance of 359.03 feet to a point on a
        non-tangent curve concave to the west having a radius of 440.00 feet (to
        which a radial line bears North 82(degrees)47'00" East, and said curve
        being parallel with and 60.00 feet West of the centerline of Molter
        Road, as said centerline is shown on the final plat of HOMESTEAD TRADE
        CENTER, as per plat thereof recorded in Volume 15 of Plats, page 9);
        thence Northerly along said curve through a central angle of
        22(degrees)53'14", an arc distance of 175.76 feet; thence North
        30(degrees)06'14" West parallel with and 60.00 feet West of said
        centerline of Molter Road a distance of 147.86 feet to the Southerly
        margin of the former Chicago, Milwaukee, St. Paul and Pacific Railroad
        right of way; thence South 59(degrees)53'21" West along said Southerly
        margin a distance of 599.00 feet to a point which bears North
        03(degrees)17'39" West from the true point of beginning; thence South
        03(degrees)17'39" East a distance of 46.03 feet to the true point of
        beginning;

Situate in the County of Spokane, State of Washington.

A parcel of land in the Southeast quarter of Section 10, Township 25 North,
Range 45 East, W.M., described as follows:

        BEGINNING at the Southeast corner of said Section 10; thence South
        87(degrees)03'56" West along the South line of said Southeast quarter of
        Section 10 a distance of 708.58 feet; thence North 03(degrees)17'39"
        West a distance of 874.61 feet to the True Point of Beginning; thence
        North 03(degrees)15'39" West a distance of 255.00 feet; thence North
        87(degrees)03'56" East a distance of 648.58 feet to a line parallel with
        and 60.00 feet West of the centerline of Molter Road, as said centerline
        is shown on the final plat of HOMESTEAD TRADE CENTER, as per plat
        recorded in Volume 15 of Plats, Page 9, in the Auditor's Office of said
        county; thence South 03(degrees)17'39" East, along said parallel line a
        distance of 215.36 feet; thence South 87(degrees)03'56" West a distance
        of 50.00 feet; thence South 42(degrees)03'56" West a distance of 56.06
        feet; thence South 87(degrees)03'56" West a distance of 558.68 feet to
        the True Point of Beginning;

Situate in the County of Spokane, State of Washington.

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